202 Document

tank farm plaza

winter 2011 toker

w a k

im h as

th i ke / a

Table of Contents Chapter 1 .……………………..………1 Introduction

Chapter 2 .…………….………………3 Existing Conditions and Site Analysis

Chapter 3……………………………..17 Precedent Analysis

Chapter 4 ….……………………..…..30 Conceptual Development

Chapter 5 .………………………..…38 Design Proposal

Appendix A References

K a

w

a

s

h

i

m

a

/

K

e

i

t

h

Introduction

1

The project site is a parcel located at the corner of Tank Farm Road and South Higuera Street in San Luis Obispo, California.

Both streets have high rates of traffic flow, making this a busy intersection. At the northwest corner of the site, Long Street borders the property. Directly to the west is Highway 101 as well as Los Osos Valley Road. To the west is the Silver City Mobile Home Lodge that contains approximately 250 trailer homes. Bordering the parcel on the South side are multiple commercial stores and complexes. These areas are zoned residential and commercial respectively. The site itself is zoned as manufacturing and is within the Special Industrial District of the Higuera Commerce Park Specific Plan.

This project site is approximately 675 feet long on the Tank Farm Road side and 469 feet long

on the Higuera Street side. In its entirety, the project site creates an oblong rectangle shape that is approximately 194,000 square feet.

The fact that the site is an oblong rectangle shape was one of the design constraints that had

to be taken into account while developing this site. Other factors that influenced the final design was its proximity to two heavily-used streets. The high vehicular traffic in this area created excessive noise and also made integrating safe pedestrian crossings difficult.

On the other hand, designing the site was facilitated by its easily-accessible location. The site

is nearby the Highway 101 as well as an existing bus stop. The large buildable area allowed many different elements to be incorporated into the design.

Taking the existing conditions as well as the constraints and opportunities into account, each

team member began the design process. In order to create an effective and well-designed site plan, each team member created an individual preliminary conceptual diagram. Once completed, a collaborative process led to the final design. Using the design objectives allowed both team members to establish a communal conceptual diagram that accommodated all the proposed ideas.

1

The following chapters cover the design process followed in completing this development. The second chapter will provide coverage on the existing conditions on the site. The existing conditions include information on the natural environment, the history of the site, as well as an analysis of the circulation and transportation in the surrounding area. Chapter Three consists of an analysis of two nearby projects in San Luis Obispo. Teams noted the design successes and failures of these sites in terms of their identity, connectivity, definition, and habitability. The following fourth chapter covers the initial conceptual development proposals for this site.

Chapter Five contains the final design proposal for Tank Farm Plaza.

This chapter also includes stills from the 3-D site model, the site plan, as well as section elevations of the final design.

2

K a

w

a

s

h

i

m

a

/

K

e

i

t

h

Site

2

Inventory

The project site is a parcel located at the corner of Tank Farm Road and South Higuera Street in San Luis Obispo, California (Figure 2.1). Both streets have high rates of traffic flow, making this a busy intersection. At the northwest corner of the site, Long Street borders the property. Directly to the west is Highway 101 as well as Los Osos Valley Road.

2.1 Existing Conditions To the west is the Silver City Mobile Home Lodge that contains approximately 250 trailer homes. Bordering the parcel on the South side are multiple commercial stores and complexes (Figure 2.2). These areas are zoned residential and commercial respectively. The site itself is zoned as manufacturing and is within the Special Industrial District of the Higuera Commerce Park Specific Plan. This project site is approximately 675 feet long on the Tank Farm Road side and 469 feet long on the Higuera Street side. In its entirety, the project site creates an oblong rectangle shape that is approximately 194,000 square feet.

Figure 2.1 Location of site in San Luis Obispo.

There is currently one residence located on this parcel. There are electricity, water and gas lines connected to the existing house. The parcel also has underground electrical boxes near the sidewalks about 45 feet from the southeast and southwest corners of the property. Also on the site are multiple fire hydrants and buried water units.

There is a gas main very near to Higuera Street on the west side. The small house on site has a telephone line connecting it with the telephone lines across Higuera Street. Given the existing facilities and the proximity of other infrastructure, it is likely that it would be easy to fully equip this parcel with all the necessary facilities.

3

Residential Commercial

4

Figure 2.2 Existing land uses plan

2.2

The site’s location at the corner of two heavily used roads results in large traffic into downtown San Luis Obispo while going south connects to the 101 freeway. The South Higuera off ramp from the 101 North is the first major exit into San Luis Obispo (Figure 2.3). Tank Farm Road connects South Higuera Street and Broad Street, another major street in San Luis Obispo.

There is no parking available on the site. However, street parking exists on both sides of Long Street. Parking also exists behind office buildings across the street and along Cross Street. A single bus stop exists on the eastbound side of Tank Farm Road that is serviced by bus line #2 (Figure 2.4). Bike lanes exist on both Tank Farm Road and South Higuera Street The intersection of Tank Farm Road and Long Street is a major traffic conflict (Figure 2.6). There are stop signs on both the south bound and

and

and the lanes are found on each side of the two streets (Figure 2.5).

Circulation

amounts of traffic in the area. Going north on South Higuera Street brings

north bound sides of Long Street. The steady flow of cars going both intersection make it a congested spot. Vehicles that are trying to go straight on Long Street are also competing with traffic coming from every direction. This congestion makes the intersection unsafe. Pedestrian crossing is permitted across Long Street on both sides of Tank Farm Road but there is no pedestrian crossing across Tank Farm at this intersection.

Transportation

directions on Tank Farm Road along with cars making left turns at the

The Tank Farm Road/South Higuera Street intersection is another busy location. There are traffic lights on each side at the intersection. Vehicles turning right onto Tank Farm Road from South Higuera Street often cut through the bike lane, which can Figure 2.3 Traffic going north on South Higuera Street

be dangerous to the bikers. While vehicles turning right onto South Higuera Street from Tank Farm Road must be aware of pedestrians that cross the lane to reach an island where they can safely press the traffic light and cross safely.

5

ad

M

Cemetary

Elk

s

Cemetary

Laguna Lake Park

Madonna Plaza El M

y

on

M

O

P

E

County Health Services

ACE RR ILL H

Bis

n Laurel Lane Market

So 3

Tan

bus station

Suburban

airport

2

Bro o k p i n e

LU

Marigold Center

rm k Fa

O

SP

BI

O

Hind

Employment Development Department

Short

SA N

Higuera Plaza

train station

Granada

Wa ver tr e e

Damon-Garcia Sports Complex

Cross

playground

County Social Servic

uth

el ur La

ckv iew

Tank Farm

Water Reclamation Facility

1

IS

ra

Ro

OB

ue Hig So

LU SA N

time stop stop with electronic arrival-time sign

d

Orcutt

ia

regular stop

Granada

2 Hind

o Wo

County Social Services

uth

K

EE

IS

PO

CR

rk

OB

Pa

IS

to

Pr

tt

Au

Shelter

se t t Po i n

Home Depot

transfer zone

N

H o l l y h o ck

direction of travel

Prado

E

cu

Irish Hills Plaza

E

C

Or

Costco

P

en

PO

City Corporation Yard Prado Day Center

ey

E

O

EE

Dept. of Motor Vehicles

all sV

IRISH HILLS OPEN SPA C

5

S

IS

(see back)

The Brickyard L

CR

(see back)

a

Social Security

Alternating Route 5

IL

md

E

Evenings Route 2

nn

H

C

do

H

A

ar k

Ma

T

P

a i re

lid Promenade io

Chumash

Laguna Village

U

Cemetary

do

K

ai

an

ca

S

e an

Da

Madonna Plaza er

d

O ce

M

oa

El

Ca

Br

Laguna Lake Park

re

usta

Sinsheimer Park

ert

Duncan

s a

A

e

mb

Aug

H ig

Sinsheimer Elementary

l

Hu

SO

SP

ue

a

La C it

King

Exposition

Meadow

dil

Goodwill

Elk

un

Laguna Lake Golf Course

route indicator

u Ca

Cemetary

so

oP

na

a

Cuesta County Park

L ag

sO

t

CANYON MO SPAC E U EF PEN O

on

rd

Cemetary

Lo

Au

R

ad

Ge

s id

M

Oc

P

Higuera

E

E

n.

N

p ho

Funston

Meadow Park

E

ra

m

rch

so

C

IS

N

French Hospital

ff

hn

A

um

Cy

A

CR

EE

zie

O

A

Liz

Y

S

on

N

ch

A

r

L

ef

o

SP

LU

San Luis Obispo High School

d

io

Pr

(see back)

L A K

N

French Hospital

ff

C

ha

High

Parker

EE

re

Chorro

mar

Broad

Pa l o E

RV TURAL RESE NA

Le

Jo

he

Up

u

oa

lR Alternating Route 4

N A

so

PE

Bridge

y

R

Arc

el

Br

De

an

O

on

Isla

OI

IS

ch

RV

LU

Bu

E RES

N

mo

Senior Center

ro

CR

Ferrini

Cuesta

S Tassajara

o

r ro

te

Jeffrey

Patricia

n

Rosita

so

Mo

1

rm

ey sc

U

E

e

hn

os

Ca

all sV De

G

LA K

San Luis Obispo High School

5

4

y

Isla

o

so Dia

UN A

ov

nia

Jo

Os

or

5

South LA G

blo

d

or

y

r To

La Entrada

an

lif

re

Social Security

d

4

en

6a

rd

o

6bSAN

Ch

Ga

rsh

om

3

om

sO

mo

Ma

Nip

Bu

Ch

Pis

te

Pis

Mitchell Park

City Corporation Yard Prado Day Center

Le

sh ar

2

ra

oa

Senior Center

Mitchell Park

d

Lo

r sh

e

N

lm

on

n

ra

Pa

M

so

ey

oa

H

e igu

u Hig

K

SA

Trolley

(see back)

Ludwick Center

hn

Children’s Museum

O

Ma M

(see back)

Jo

R

Nip

Mission San Luis Obispo de Tolosa

R

l

Dept. of Motor Vehicles

Mission Children’s Museum

Br

o

er

os

nt

Br

E

C

5

4

Gr

a

r To

Mo Mission

Os

lm

ro

ra

Ludwick Center

or

os

ro

rro

or

ue

Pa

Mission College Prep

Ch

Os

Mo

Ch

Hig

l

Transit Center

rro

e

Veteran’s Hall

l

Ca

os

Mil

s

Mil

Mil

ut

Mo

nt

County Government Center

y re

aR

a

Mo

a

County Courthouse

12

Public Works & Community Development

os

r

Historic County

9 Courthouse 10

nt

os

lm

aR

no

Public Library

Pa

nt

on

1

lip

Duncan

aR

6a ln Wa

Sa

O’C

City Hall

Little Theatre

Utilities Dept.

Sa

ad

nt

l

1

ro

il Ph

For RTA transfer information, call (805) 541-2228.

5 4 6b 3

Transit Center

4

Wilson

K

Transit Center

Mission College Prep

Thursday Route

Abbott

d

h

2

l

5

Cuesta County Park

Taft

Santa Rosa Park

Mil

thil

McCollum

6b

Veteran’s Hall

5 5

Deseret Sierra Vista Hospital

For SLO Transit schedule information, call (805) 541-2877.

Fo o

4

6a 6b 4

6b

an

ac

d

No Trolley service on Thanksgiving Day.

5

Sa

Pe

an

s

Murray

ut

Gr

Gr

ln

pu

Evenings Route 2

or

4

Vista Grande

PAC

B ro

Foothill Plaza

Downtown Trolley

Wa

University Square

r

nia

Cal Poly/Downtown

T

5

Foothill Ramona

e te

Rec. Center

6a

Mustang Village

S Perim

Garfield

The Trolley loops from North Monterey Street to the Downtown area every 15-20 minutes. t lnu Thursday (year-round) 3pm – 10pm Wa Fridays (April to October) 3pm – 10pm each P Sundays (April to October) 1pm – 10pm

or

6b

Cam

Downtown Trolley

Union

Chuma

Murray Santa Rosa Park

lif

Cal Poly/Highland

5

5

5University

Ca

Cal Poly/Laguna Lake/Madonna

6a

e

5 6a

6a

Graphic Arts

4

Ch

Madonna/Laguna Lake/Cal Poly

6b

4 Cal Poly State University

Mustang 5 Stadium

6a

a

Broad, Johnson/Marigold

4

Kennedy Library

6a

6a 4

Colleg

3 4

6a Highland

6b

Cuest

South Higuera/Suburban

5

4

5

6b

Gr

p

2

y

ho

2 0 11

5

PO

is tB

osa

Broad, Johnson/Highland

6a

5 6a

1

Sierra Vista Hospital Agriculture Building 4

IS

un

ta R

W i n t E R

San

Transit Map

6a

OB

O b i S p O

T

L u i S

S ant a B ar b a ra

S A n

Universit

O f

lid Promenade io Mo

C i t y

do

IS

a i re

SPAC E H OPEN ANC I R IN RR FE

ca

Cemetary

LU

e an

Da

er

Casa

Oc

Figure 2.5 Bike lane on Tank Farm Road

Route 12A/b Los Osos Morro Bay San Simeon

Route 9

hospital

Atascadero Paso Robles San Miguel Lo

golf course

so all sV

ey

Airport Terminal

ey

sO

oa

ey

d

all sV

McChesney Field

Br

so

mobile home park

Lo

parking structure

sO

all sV

Routes connect at the Transit Center. For more information, contact RTA at (805) 781-4472 or online at slorta.org.

trailhead

Lo

so

school

sO

RTA Connections

post office

fire station university police station

7:40 8:40 9:40 10:40 11:40 12:40 1:40 2:40 3:40 4:40 5:40

7:47 8:47 9:47 10:47 11:47 12:47 1:47 2:47 3:47 4:47 5:47

7:09 8:09 9:09 10:09 11:09 12:09 1:09 2:09 3:09 4:09 5:09 6:09

Route 2

Route 2 Serves the following bus stops: (Transfer Options) Downtown Transit Center (all routes except 6a) e Nipomo at Higuera Nipomo at Marsh Pismo at Carmel Pismo at Archer Higuera at South (4, 5) Higuera at Bridge Prado Day Center** Higuera at Prado Higuera at Granada Higuera at Silver City Tank Farm at Higuera Higuera at Suburban Higuera at Hind Higuera at Prado (Soc. Serv.)

Higuera at Margarita (DMV)* Higuera at Chumash Trailer Higuera at Elks Higuera at South (4,5) Marsh at Archer Marsh at Broad

Route 3

2 South Higuera/Suburban

Downtown Transit Ctr Higuera/ Depart South 6:25 7:05 7:45 8:25 9:05 9:45 10:25 11:05 11:45 12:25 1:05 1:45 2:25 3:05 3:45 4:25 5:05 5:45

6:33 7:13 7:53 8:33 9:13 9:53 10:33 11:13 11:53 12:33 1:13 1:53 2:33 3:13 3:53 4:33 5:13 5:53

Weekdays

Prado Day Center

Higuera/ Higuera/ Suburban South

Downtown Transit Ctr Arrive

6:37 7:17 7:57 8:37 9:17 9:57 10:37 11:17 11:57 12:37 1:17 1:57 2:37 3:17 3:57 4:37 5:17 5:57

6:03 6:43 7:23 8:03 8:43 9:23 10:03 10:43 11:23 12:03 12:43 1:23 2:03 2:43 3:23 4:03 4:43 5:23 6:03

6:20 7:00 7:40 8:20 9:00 9:40 10:20 11:00 11:40 12:20 1:00 1:40 2:20 3:00 3:40 4:20 5:00 5:40 6:20

6:10 6:50 7:30 8:10 8:50 9:30 10:10 10:50 11:30 12:10 12:50 1:30 2:10 2:50 3:30 4:10 4:50 5:30 6:10

2 South Higuera/Suburban Labor Day through June 14th Monday - Friday

Downtown Transit Ctr Higuera/

Prado Day

Higuera/ Higuera/

Evening Downtown Transit Ctr

Route 3 Serves the following bus stops: (Transfer Options) Downtown Transit Center (all routes except 6a) e Marsh at Johnson Johnson at Lizzie Johnson at Bishop Johnson at Sydney Johnson at Lacita Laurel at Augusta (1) Laurel at Southwood Laurel at Camden Orcutt at Laurel (1) Orcutt at Johnson Tank Farm at Wavertree Tank Farm at Brook Pine Tank Farm at Hollyhock Tank Farm at Poinsettia Broad at Marigold Center Broad at Capitolio Broad at Rockview Broad at the Brickyard Broad at Humbert Broad at Santa Barbara (4,5)

3 Johnson/Broad/Marigold

Downtown Transit Ctr Johnson/ Orcutt/ Depart Lizzie Laurel 6:25 7:05 7:45 8:25 9:05 9:45 10:25 11:05 11:45 12:25 1:05 1:45 2:25 3:05 3:45 4:25 5:05 5:45

6:31 7:11 7:51 8:31 9:11 9:51 10:31 11:11 11:51 12:31 1:11 1:51 2:31 3:11 3:51 4:31 5:11 5:51

6:37 7:17 7:57 8:37 9:17 9:57 10:37 11:17 11:57 12:37 1:17 1:57 2:37 3:17 3:57 4:37 5:17 5:57

Weekdays

Broad/ Broad/ Marigold Santa Center Barbara

Downtown Transit Ctr Arrive

6:04 6:44 7:24 8:04 8:44 9:24 10:04 10:44 11:24 12:04 12:44 1:24 2:04 2:44 3:24 4:04 4:44 5:24 6:04

6:17 6:57 7:37 8:17 8:57 9:37 10:17 10:57 11:37 12:17 12:57 1:37 2:17 2:57 3:37 4:17 4:57 5:37 6:17

6:10 6:50 7:30 8:10 8:50 9:30 10:10 10:50 11:30 12:10 12:50 1:30 2:10 2:50 3:30 4:10 4:50 5:30 6:10

3 Johnson/Broad/Marigold Evening Labor Day through June 14th Monday - Friday

Downtown Transit Ctr Johnson/ Orcutt/

Broad/ Broad/ Marigold Santa

Downtown Transit Ctr

Route 4 Route 4 Serves the following 4 Madonna/Laguna Lake/Cal Poly Weekdays bus stops: (Transfer Options) Downtown Transit Center Downtown LOVR/ Kennedy Kennedy Downtown Transit Ctr South/ Irish LOVR/ Descanso/ Ramona Library Library Transit Ctr (all routes except 6a) e Depart Parker Promenade Hills Oceanaire LOVR Palomar Arrive Depart Arrive Santa Rosa at Marsh 6:34 6:44 6:53 6:55 7:05 Santa Rosa at Buchon 6:40 6:47 6:52 6:58 7:04 7:08 7:14 7:23 7:25 7:35 Santa Barbara at Church 7:10 7:17 7:22 7:28 7:34 7:44 7:53 7:55 8:05 Santa Barbara at High 7:40 7:47 7:52 7:58 8:04 8:08 8:14 8:23 8:25 8:35 8:10 8:17 8:22 8:28 8:34 8:44 8:53 8:55 9:05 South at Broad (1,3) 8:40 8:47 8:52 8:58 9:04 9:08 9:14 9:23 9:25 9:35 South at King 9:10 9:17 9:22 9:28 9:34 9:44 9:53 9:55 10:05 South at Parker (2) 9:40 9:47 9:52 9:58 10:04 10:08 10:14 10:23 10:25 10:35 Madonna Rd. at Madonna Plaza 10:10 10:17 10:22 10:28 10:34 10:44 10:53 10:55 11:05 10:40 10:47 10:52 10:58 11:04 11:08 11:14 11:23 11:25 11:35 Promenade 11:10 11:17 11:22 11:28 11:34 11:44 11:53 11:55 12:05 Madonna at Oceanaire 11:40 11:47 11:52 11:58 12:04 12:08 12:14 12:23 12:25 12:35 LOVR at Madonna 12:10 12:17 12:22 12:28 12:34 12:44 12:53 12:55 1:05 LOVR at Irish Hills 12:40 12:47 12:52 12:58 1:04 1:08 1:14 1:23 1:25 1:35 1:10 1:17 1:22 1:28 1:34 1:44 1:53 1:55 2:05 LOVR at Auto Park Way 1:40 1:47 1:52 1:58 2:04 2:08 2:14 2:23 2:25 2:35 LOVR at Laguna Village 2:10 2:17 2:22 2:28 2:34 2:44 2:53 2:55 3:05 LOVR at Oceanaire 2:40 2:47 2:52 2:58 3:04 3:08 3:14 3:23 3:25 3:35 LOVR at Laguna Lane 3:10 3:17 3:22 3:28 3:34 3:44 3:53 3:55 4:05 3:40 3:47 3:52 3:58 4:04 4:08 4:14 4:23 4:25 4:35 Perfumo at Del Rio 4:10 4:17 4:22 4:28 4:34 4:44 4:53 4:55 5:05 Del Rio at Descanso 4:40 4:47 4:52 4:58 5:04 5:08 5:14 5:23 5:25 5:35 LOVR at Descanso 5:10 5:17 5:22 5:28 5:34 5:44 5:53 6:05 6:15 LOVR at Diablo 5:40 5:47 5:52 5:58 6:04 6:08

Route 5

Cross

Route 6a

Route 5 Serves the following 5 Cal Poly/Laguna Lake/Madonna bus stops: (Transfer Options) Downtown Transit Center Downtown Foothill/ LOVR/ Transit Ctr PAC PAC University Descanso/ Laguna (all routes except 6a) e Depart Arrive Depart Square LOVR Village Mill at Santa Rosa 6:20 6:22 Mill at Johnson 6:20 6:28 6:34 6:41 6:50 6:52 Phillips at Pepper 6:50 6:58 7:04 7:11 7:20 7:22 Mill at Pepper 7:20 7:28 7:34 7:41 7:50 7:52 Mill at Grand 7:50 7:58 8:04 8:11 8:20 8:22 Grand at Abbott 8:20 8:28 8:34 8:41 8:50 8:52 Grand at McCollum 8:50 8:58 9:04 9:11 9:20 9:22 9:20 9:28 9:34 9:41 9:50 9:52 Perforing Arts Center 9:50 9:58 10:04 10:11 10:20 10:22 Kennedy Library e 10:20 10:28 10:34 10:41 10:50 10:52 Foothill at Mustang Village 10:50 10:58 11:04 11:11 11:20 11:22 Foothill at University Square (1) 11:20 11:28 11:34 11:41 11:50 11:52 Foothill at Ferrini 11:50 11:58 12:04 12:11 12:20 12:22 Foothill at Cuesta 12:20 12:28 12:34 12:41 12:50 12:52 Foothill at Rosita 12:50 12:58 1:04 1:11 1:20 1:22 1:20 1:28 1:34 1:41 1:50 1:52 Foothill at Blarney 1:50 1:58 2:04 2:11 2:20 2:22 LOVR at Valle Vista 2:20 2:28 2:34 2:41 2:50 2:52 LOVR at Diablo 2:50 2:58 3:04 3:11 3:20 3:22 Perfumo at Del Rio 3:20 3:28 3:34 3:41 3:50 3:52 Descanso at Del Rio 3:50 3:58 4:04 4:11 4:20 4:22 Descanso at LOVR 4:20 4:28 4:34 4:41 4:50 4:52 LOVR at Laguna Lane 4:50 4:58 5:04 5:11 5:20 5:22 LOVR at Oceanaire 5:20 5:28 5:34 5:41 5:50 5:52 5:50 5:58 6:04 6:11 6:20 6:22 LOVR at Laguna Village

Weekdays LOVR/ Irish Hill

Promenade

Shor t

7:31 8:31 9:31 10:31 11:31 12:31 1:31 2:31 3:31 4:31 5:31

7:04 8:04 9:04 10:04 11:04 12:04 1:04 2:04 3:04 4:04 5:04 6:04

ey

7:25 8:25 9:25 10:25 11:25 12:25 1:25 2:25 3:25 4:25 5:25

6:58 7:58 8:58 9:58 10:58 11:58 12:58 1:58 2:58 3:58 4:58 5:58

Route 10

Pismo Beach Arroyo Grande Santa Maria

all sV

6

7:15 8:15 9:15 10:15 11:15 12:15 1:15 2:15 3:15 4:15 5:15

6:53 7:53 8:53 9:53 10:53 11:53 12:53 1:53 2:53 3:53 4:53 5:53

Tank Farm

so

open space

sO

Water Reclamation Figure 2.4 Route of busFacility line #2 (slocity.org)

parks

Lo

schools

1 2 3City of San Luis Obispo. All rights reserved.

090828 © Copyright 2009 4 1 Route 1 5 2 Route 1 Serves the following 1 Broad/Johnson/University Square Weekdays bus stops: (Transfer Options) 6a Downtown Transit Center Downtown Foothill/ Santa Downtown 3Ctr Broad/ Orcutt/ Johnson Downtown University Transit Patricia Rosa/ Transit Ctr (all routes except 6a) e 6b Depart Nipomo at Higuera 1 Funston Laurel Lizzie Transit Ctr Square Foothill Murray Arrive 4 Marsh at Broad Broad at Islay T Broad at Funston (4, 5) 2 5 Broad at Caudill Broad at The Brickyard 3 Orcutt at Duncan 6a Orcutt at Laurel (3) Orcutt at Johnson 4 6b Johnson at Gregory Southwood at Woodside Southwood at Laurel 5 T Laurel at Laurel Lane Market Augusta at Laurel (3) 6a Augusta at Gerda Augusta at Bishop Time STop Schedule Johnson at Bishop (bold represents PM times) 6b Johnson at Lizzie Johnson at Marsh horario de horaS Monterey at Toro T de paradaS

6:24 6:54 7:24 7:54 8:24 8:54 9:24 9:54 10:24 10:54 11:24 11:54

12:54

1:54 2:54 3:54 4:54 5:54

6:32 7:02 7:32 8:02 8:32 9:02 9:32 10:02 10:32 11:02 11:32 12:02 12:32 1:02 1:32 2:02 2:32 3:02 3:32 4:02 4:32 5:02 5:32 6:02 6:32

South/ Parker

6:36 7:06 7:36 8:06 8:36 9:06 9:36 10:06 10:36 11:06 11:36 12:06 12:36 1:06 1:36 2:06 2:36 3:06 3:36 4:06 4:36 5:06 5:36 6:06 6:36

Amtrack 6:41 7:11 7:41 8:11 8:41 9:11 9:41 10:11 10:41 11:11 11:41 12:11 12:41 1:11 1:41 2:11 2:41 3:11 3:41 4:11 4:41 5:11 5:41 6:11 6:41

Downtown Transit Ctr Arrive 6:47 7:17 7:47 8:17 8:47 9:17 9:47 10:17 10:47 11:17 11:47 12:17 12:47 1:17 1:47 2:17 2:47 3:17 3:47 4:17 4:47 5:17 5:47 6:17 6:47

Route 6a Serves the following bus stops: (Transfer Options) Kennedy Library e Highland at Mt. Bishop Highland at Cuesta Highland at Jeffrey Patricia at Highland Patricia at Foothill (5) La Entrada at Del Norte Ramona at Tassajara Ramona at Palomar Foothill at Chorro (1) Casa at Murray Casa at Deseret Kennedy Library e

Route 6b 6a Cal Poly/Highland

Weekdays

Labor Day through June 11th

Kennedy Kennedy Library Patricia/ Ramona/ Casa/ Library Depart Foothill Palomar Deseret Arrive 7:40 8:10 8:40 9:10 9:40 10:10 10:40 11:10 11:40 12:10 12:40 1:10 1:40 2:10 2:40 3:10 3:40 4:10 4:40 5:10 5:40

7:16 7:46 8:16 8:46 9:16 9:46 10:16 10:46 11:16 11:46 12:16 12:46 1:16 1:46 2:16 2:46 3:16 3:46 4:16 4:46 5:16 5:46

7:19 7:49 8:19 8:49 9:19 9:49 10:19 10:49 11:19 11:49 12:19 12:49 1:19 1:49 2:19 2:49 3:19 3:49 4:19 4:49 5:19 5:49

7:25 7:55 8:25 8:55 9:25 9:55 10:25 10:55 11:25 11:55 12:25 12:55 1:25 1:55 2:25 2:55 3:25 3:55 4:25 4:55 5:25 5:55

6a Cal Poly/Highland

7:29 7:59 8:29 8:59 9:29 9:59 10:29 10:59 11:29 11:59 12:29 12:59 1:29 1:59 2:29 2:59 3:29 3:59 4:29 4:59 5:29 5:59

Evening

Route 6a Serves the following bus stops: (Transfer Options) Kennedy Library e Performing Arts Center Grand at McCollum Grand at Wilson Mill at Park Mill at California Phillips at Pepper Mill at Johnson Mill at Santa Rosa Downtown Transit Center (all routes except 6a) e Mill at Santa Rosa Mill at Johnson Phillips at Pepper Mill at Pepper Mill at California California at Phillips California at Taft Kennedy Library e

6b Cal Poly/Downtown Weekdays Labor Day through June 11th

Kennedy Downtown Downtown Kennedy Library Transit Ctr Transit Ctr California/ Library Depart Arrive Depart Taft Arrive 7:02 7:32 8:02 8:32 9:02 9:32 10:02 10:32 11:02 11:32 12:02 12:32 1:02 1:32 2:02 2:32 3:02 3:32 4:02 4:32 5:02 5:32 6:02

7:09 7:39 8:09 8:39 9:09 9:39 10:09 10:39 11:09 11:39 12:09 12:39 1:09 1:39 2:09 2:39 3:09 3:39 4:09 4:39 5:09 5:39 6:10

7:15 7:45 8:15 8:45 9:15 9:45 10:15 10:45 11:15 11:45 12:15 12:45 1:15 1:45 2:15 2:45 3:15 3:45 4:15 4:45 5:15 5:45

7:20 7:50 8:20 8:50 9:20 9:50 10:20 10:50 11:20 11:50 12:20 12:50 1:20 1:50 2:20 2:50 3:20 3:50 4:20 4:50 5:20 5:50

7:26 7:56 8:26 8:56 9:26 9:56 10:26 10:56 11:26 11:56 12:26 12:56 1:26 1:56 2:26 2:56 3:26 3:56 4:26 4:56 5:26 5:56

Legend

Figure 2.6 The existing circulation and transportation condtions plans.

Vehicular Traffic Traffic Conflict Pedestrian Crossing Street Parking Bike Lane Stop Sign Traffic Light

B

Bus Stop

7

2.3

The city of San Luis Obispo has a temperate climate and relatively mild weather year around. to

city-data.com

the

average

annual temperature in San Luis Obispo is 60.4 degrees

Fahrenheit.

The

average

high

and

low temperature can be seen in (Figure 2.7).

San Luis Obispo experiences very little rain during the summer months and the most rain during the winter months (Figure 2.8). The area typically experiences around 24 inches of rain annually. The city does get not receive any snowfall. Humidity in the area is typically around 80% in the mornings while it is around 60% in the afternoon (Figure 2.9).

Figure 2.8 San Luis Obispo average precipitation by month. (city-data.com)

8

Environment

Figure 2.7 San Luis Obispo average temperature and precipitaion levels by month. (city-data.com)

Natural

According

Figure 2.9 San Luis Obispo average humidity levels by month. (city-data.com)

Figure 2.10 San Luis Obispo average wind speed by month. (city-data.com)

Great views of nearby hills to the east as well as Madonna Mountain to west can be viewed from the site. Wind speed in San Luis Obispo is below the national average (Figure 2.10).

The wind travels from northwest to southeast at the site. The site’s location on the corner of two major streets causes a large amount of noise from cars to reach the site (Figure 2.11).

Currently the site is covered in grass with several trees along the sidewalk next to South Higuera as well two palm trees on the site next to the house. There is a slight slope on the site; it slopes slightly up towards Tank Farm and the office buildings across the street. This would affect the drainage of the site and attention would need to be placed on making sure that flooding does not occur. The site is east-west oriented and as a result the sun crosses directly across the site and goes directly overhead.

9

Figure 2.11 Natural environment conditions plan

Tree Resedential Palm Tree Commercial Slope Sun Path Stop Sign

Wind Path

Lamp Post Bus Stop Underground Water Main

View Shed

Underground Gas Line Fire Hydrant

Noise Source

10

Underground Electrical Line

2.4 Relevant

Current Plans for Site

The city of San Luis Obispo and the Cultural Heritage Committee Staff have

Documents

Figure 2.12 Historic barn on the site.

begun the process of redeveloping the Long-Bonetti Ranch property. All of the proposed

The current plan proposes to add six new buildings to the site. According to

size. The site would become a commercial center that contains a bank, restaurant and other commercial uses. It will also accommodate the existing farmhouse and barn (with reconstruction) into the new development (Figure 2.12). Some of the buildings may be re-built using existing material. They may also be moved to maximize the utility of the site (Dunsmore). Additionally, the new development will add two access driveways from Tank Farm Road and new parking areas.

In terms of the landscaping, the tall existing palm trees are to be maintained

the redevelopment plan.

With regards to the new buildings added, there have been some proposals to

maintain the original integrity of the site by mimicking the historic ranch theme and agrarian architecture. This would involve utilizing materials like wood siding, roofs designed to look like barns, and corrugated steel (Dunsmore).

Perceptions

(Figure 2.13). The cypress trees that currently line Higuera Street would be replaced in

Community

this plan, these six new buildings would range from 3,100 up to 7,200 square feet in

and

plans have been kept consistent with the Historical Preservation Program Guidelines.

11

Figure 2.13 Palm Trees on the site are to be maintained.

History of the site

The property at the corner of Higuera and Tank Farm is included in the San Luis Obispo

inventory of Historic Resources as a “Master List” historic property (Dunsmore). The land was once a larger parcel owned by Joseph D. Grant from San Francisco. In 1880, Grant purchased the property from John Harford. The home is estimated to have been constructed sometime shortly after this. The architecture of the home is considered to be “Vernacular Victorian with Classical Features” (Dunsmore).

In 1923, the property was bought by Florino Bonetti. The Bonetti family used the property

to grow beans, barley, beets, flowers, and wheat. Additional historic features on the site include the windmill, barn, water tower and granary building.

According to the city’s General Plan, any new structures added to the site would

need to add the property’s historic theme. Currently, the architectural character of the site is considered to be highly influenced by the large-scale commercial buildings and warehousestyle architecture that dominate the area. A high caliber of design would need to be maintained that incorporates an agrarian or contemporary style to match the surrounding architecture (Dunsmore).

12

Zoning

Figure 2.14 The site is currently zoned as manufacturing and part of a specific plan area.

The site is currently zoned as a manufacturing and part of a specific plan area (Figure 2.14). A mixed use overlay will be used for development of this site. The city’s zoning requirements states that development on mixed-use overlay zones shall have “property development standards shall be those of the underlying zone” which would be manufacturing. The height limit in a manufacturing zone is 35 feet. However, a mixed use overlay zone must develop based on the underlying zone, it may create a higher height limit if it helps to accommodate the residential component. Based on this, the maximum residential density would be 24 density units per acre. It also states, “residential units shall not occupy ground floor space within the first 50 feet of floor area measured from each building face adjacent to a street.” The maximum coverage on this site is 75% meaning that 25% of the ground must be left without any building on it.

So a maximum of 145,500 square feet is allowed to be built on while 48,500 square feet must be left uncovered. Also, the maximum ratio of building floor area to site floor area shall not exceed 1.5.

According to page 49 of the city’s zoning regulations the number of parking spaces required for a mixed use project follows that of single-family dwellings. The site will contain a minimum of 15 two-bedroom apartments and 10 townhouses, which will require 50 spots for the residential component. The total number of parking required for the 15,000 square feet for the office/commercial component of the site will be calculated based on the specific uses found on pages 50-52 in the city’s zoning regulations.

13

Opportunities

Constraints

· Easily accessible location

· Noisy because of proximity to nearby streets

· Large buildable area

· Historic farmhouse and home limit the amount of allowable development

· Location near the 101 freeway · Multiple view sheds of nearby mountains · Already existing infrastructure such as underground electrical and water mains · Nearby bus stop

· Sloped property creates possibility of flooding · Many large existing trees must be integrated into the design · Given the high vehicular traffic of the area, it will possibly be difficult to integrate safe pedestrian crossings.

15

3

K

a

w

a

s

h

i

m

a

/

K

e

i

t

h

Precedent Analysis

White’s quality of definition relates partly to size and proportion.

A well-defined space needs to be large enough to create a sense of place but small enough that it maintains the qualities of an “urban room.”

Like a typical room within a structure, an “urban room” has some form of recognizable shape and boundary.

A defined space will be designed in a way that creates indicators of when one is entering or leaving a space.

Enough definition creates ideal boundaries that make a space comfortable and aesthetically appealing.

In order to create a successful space, it must be habitable. When a place has habitability, one feels comfortable and secure there. It’s easy to spend time in the space and enjoy being within the site.

Also, a habitable space is flexible. It is meant for a variety of uses and users are able to choose what they do there and how 3they interact within the space.

connectivity

habitability

identity White explained that the “identity” of a location means that it is a unique space that serves one main purpose. A place with identity is memorable because of one quality or aspect. It is easily identifiable for its features or use. Imparting a place with identity is important because all successful public spaces should be unique in a way that allows people to reap joy from being there.

Kawashima/Keith

definition

Path, Portal, Place

White’s concept of connectedness refers partly to how well integrated a space is within the larger community. When a planner attempts to impart connectivity, it means designing a place that interacts with the surrounding area and maintains the current urban identity while simultaneously improving upon it. Connectivity fosters a linkage between the space and other parts of the city. This linkage may come in the form of a physical pathway system or simply a visual connection.

17

On January 19th and 21st, the planning team visited the Villas at South Higuera and the Village at Broad to analyze two residential projects in San Luis Obispo.

Thesetwolocationsshowedexamplesofintegratingcommercialandresidential use, developing a walkway network throughout the site, as well as other mixeduse urban design concepts. By taking field notes during these site visits, the team was able to observe how these techniques were integrated into projects.

Theplanningteamdrewconnectionsbetweentheirnotationsattheselocations andEdwardWhite’s“Path,Portal,Place”.“Path,Portal,Place”,containsdescriptors of White’s opinions on various elements of well-planned public places. During both field observation sessions, the team noted how White’s qualities of definition, identity, habitability and connectivity were integrated into each site in San Luis Obispo. These qualities are explained in further detail below.

White’s quality of definition relates partly to size and proportion. A welldefined space needs to be large enough to create a sense of place but small enough that it maintains the qualities of an “urban room.” Like a typical room within a structure, an “urban room” has some form of recognizable shape and boundary. A defined space will be designed in a way that creates indicators of when one is entering or leaving a space. Enough definition creates ideal boundaries that make a space comfortable and aesthetically appealing.

Additionally, White explained that the “identity” of a location means that it is a unique space that serves one main purpose.Aplace with identity is memorable because of one quality or aspect. It is easily identifiable for its features or use.

Imparting a place with identity is important because all successful public spaces should be unique in a way that allows people to reap joy from being there.

In order to create a successful space, it must be habitable. When a place has habitability, one feels comfortable and secure there. It’s easy to spend time in the space and enjoy being within the site. Also, a habitable space is flexible. It is meant for a variety of uses and users are able to choose what they do there and how they interact within the space.

White’s concept of connectedness refers partly to how well integrated a space is within the larger community. When a planner attempts to impart connectivity, it means designing a place that interacts with the surrounding area and maintains the current urban identity while simultaneously improving upon it. Connectivity fosters a linkage between the space and other parts of the city. This linkage may come in the form of a physical pathway system or simply a visual connection.

18

19

e

Th

ag

ll

Vi

e

at

br

oa

d

Figure 3.1 Houses in this development are clearly defined and differentiated from each other.

Definition

20

Figure 3.2 This grass area found outside one of the houses is difficult to determine whether it belongs to residents of the house or if it can be used by anyone.

Figure 3.3 The circular planters create a unique area where people can gather, their central location between houses makes them memorable for people.

Identity

Figure 3.4 This parking, found outside the administration complex of the community is unexciting and commonplace.

21

Figure 3.5 A playground found on the site is easily accessible for all residents but is located away from the streets making it safe for children.

Habitability

Figure 3.6 Absence of cross walks makes crossing the street to the site unsafe and difficult to access from the commercial stores located across the street.

22

Figure 3.7 The bridge connects the site to the commercial businesses in a safe and convenient manner.

Connectedness

Figure 3.8 This single entrance for vehicles limits its connection and interaction with the community. Vehicles are unable to go directly from the commercial area off of Broad Street into the site.

23

24

Vi

ll

as

at

So

ut

h

Hi

gu

er

a

Definition

Figure 3.9 The wide path differentiates two bed room studios from the single unit dwellings.

Definition

Figure 3.10 Area outside these living units have an unclear boundary making it difficult for inhabitants to differentiate which area is theirs from their neighbors.

25

Figure 3.11 The courtyard at the center of this complex defines the complex as a whole and is the most memorable aspect.

Identity

26

Figure 3.12 The parking structure at this site which is neither memorable nor unique can be seen from the courtyard and does not contribute to the identity of the site.

Figure 3.13 A small playground and grass area can be found at the ground level of the site offering an enjoyable location for families.

Habitability

Figure 3.14 This area is wide open and has a sterile and bland feeling to it making it an area that people would avoid congregating in.

27

Figure 3.15 The elevator and system of staircases connects each floor of the complex to each other and allows people to easily move between levels.

Connectedness

Figure 3.16 The site is located next to a small commercial complex, but there are no paths that exist to connect the two in a convenient way.

28

on si lu nc Co Urban planning students analyzed two residential projects in San Luis Obispo at the end of January. One of these projects was the Villas at Higuera and the other was called the Village at Broad. Both complexes were “mixed-use”, meaning that they combined residential, commercial, and even industrial buildings into one development. Both of the developments contained “affordable units”. In addition, the Villas and the Village both offered a variety of residential unit sizes and set-ups. The properties were very different in appearance and size but shared many basic mixed-use development characteristics.

In terms of the overall layout of the projects, the Villas at South Higuera were much more compact than the Village at Broad. Although fully equipped, the residential units in the Higuera development seemed more like apartments.

All the units were located in the same structure and had shared hallways and access. In the development at Broad, each unit had a separate entrance from outdoors.

The way that the “mixed use” element was implemented was interpreted differently at each site. At Higuera, the commercial businesses were within the same building structure as some of the actual units. The Village at Broad was also described as “mixed use” but the commercial and industrial were separated from the residential.

Only in one or two instances, the commercial and industrial buildings were combined with the residential spaces.

Observing the Villas at South Higuera and the Village at Broad provided examples of how a variety of units could be put together and creatively adapted to site conditions. In many ways, planning a mixed-use site can be thought of like putting together “lego blocks”. Planners must learn to combine elements and arrange them in the best way possible. Oftentimes, this means moving parts, rearranging them, recombining them until the best layout possible has been created. Also, while observing these sites, we were asked to mark instances where Edward White’s qualities of definition, identity, habitability and connectivity were present. Noting where these elements were exemplified as well as where they were lacking was a helpful exercise. For example, the Village at Broad demonstrated good elements of connectivity. A place with connectivity is designed in a way that allows it to successfully interact with the surrounding area. In other words, it is easy to travel throughout the site as well as access other locations. The Village at Broad had a central pathway system that wove together the commercial, residential and industrial elements of the development. Access to the residential units came off smaller pathways that branched off the main one. This was a successful example because different parts of the development were well-integrated.

Although the Villas at South Higuera were designed to be low-cost to residents, they maintain a high level of habitability. Habitability was another quality that White described as an essential element of successful planning. Essentially, it translates in a practical sense to how comfortable and secure the space feels. Every unit in the Village at Higuera encompassed a large central courtyard. Having a shared common space oriented in the center of the development was a uniting force that made the development more habitable overall. Additionally, this development also had a lounge area within the complex. People have the flexibility to use the space in a way that they desire. The development on Higuera had a lot of common areas for residents that were comfortable and welcoming to a variety of uses. In our own projects, we also need to create successful spaces that people are excited to use and that they feel secure in spending time in.

29

4

Development

K

a

w

a

s

h

i

m

a

/

K

e

i

t

h

Conceptual

member created an individual preliminary conceptual diagram. Doing so collaborating. Once these separate diagrams were completed, as a team we were able to see the similarities and differences in our layouts.

Since both team members had taken the existing features of the site into account, there were commonalities in the orientation of some of the site features. Areas where the conceptual diagrams differed were discussed. Using the design objectives allowed both team members to establish a communal conceptual diagram that accommodated all the p r o p o s e d i d e a s . A n e x p l a n a t i o n o f t h i s i n i t i a l d e s i g n i s d e s c r i b e d b e l o w.

G i v e n t h a t t h e s i t e o n t h e c o r n e r o f H i g u e r a a n d Ta n k F a r m R o a d s i s fairly small, a compact and efficient design scheme will is proposed.

Existing factors influenced design concepts. For example, the heavy traffic as

well

flow as

on the

the

roads,

existing

large

amounts

historical

house

of

noise

were

on

both

roads,

accommodated

and

integrated into the design scheme. With these elements in mind, a conceptual diagram that maximizes flow and accessibility was created.

Since the site is meant to contain commercial buildings, mixed-use development, and private residential homes, a variety of zones within the site were created. In the conceptual diagram, apartments and mixed-use a r e l o c a t e d i n t h e s o u t h e a s t c o r n e r. C o m m e r c i a l d e v e l o p m e n t i s i s o l a t e d t o t h e s o u t h e r n e n d o f t h e p r o p e r t y c l o s e l y l o c a t e d n e a r Ta n k F a r m R o a d .

Quieter zones of this property in the northern portion are designated for residential development. Distinct zones were created in the hopes o f p r o m o t i n g a s e n s e o f i d e n t i t y. E a c h a r e a i s t o t a k e o n a c h a r a c t e r o f its own. This sense of character will be promoted through the design and placement of visually striking landmarks. These landmarks will be a e s t h e t i c a l l y a p p e a l i n g a s w e l l a s s e r v e t o i d e n t i f y a r e a s w i t h i n t h e p r o p e r t y.

Although commercial and housing elements are visually separate, they are still highly connected and accessible. Through design, visual and physical flow patterns will be created throughout the site for pedestrians while simultaneously allowing convenient access for vehicles. A network of trails and pathways will allow pedestrians to easily walk to all locations o n t h e s i t e . Ve h i c u l a r a c c e s s a t t h e n o r t h e a s t a n d n o r t h w e s t c o r n e r s o f t h e site will allow residents to easily park and access their homes. Parking and vehicular flow for visitors to the site will be confined to an easily-entered p a r k i n g a n d d r o p - o f f a r e a a l o n g t h e Ta n k F a r m R o a d s i d e o f t h e p r o p e r t y .

30

process

allowed each person to establish a strong foundation of ideas before

design

In order to create an effective and well-designed site plan, each team

objective 1 To d e s i g n Residential areas that are well integrated into the site while maintaining a s e n s e o f p r i v a c y.

Figure 3.4 Balconies overlooking the courtyards will effectively combine public and private space.

Figure 3.5 Areas within the site have distinct uses yet are easy to access in

34

objective 2 To c r e a t e d i s t i n c t l y identifiable area within the site by the design and placement of visually striking landmarks.

Figure 3.6 Unique and well defined areas will be highlighted in

Figure 3.7 Buildings will be designed to be architecturally distinct and therefore serve as

35

objective 3 Figure 3.8 Roads will simultaneously allow for both vehicular and pedestrian access. A network of pathways will connect residential areas to other locations on the site.

Figure 3.9 Residents on the property will easily be able to access their homes by

36

To c r e a t e accessible flow patterns through the site for pedestrians while simultaneously allowing convenient vehicular access.

5

K

a

w

a

s

h

i

m

a

/

K

e

i

t

h

Design Development

Commercial

In total, 15,200 sq ft will be used as commercial buildings on this site.

There will be two architecturally similar buildings as well as the converted historic farmhouse. The historic farmhouse is integrated as an architectural element in the site and stands out in relation to the other structures. The curved design the two commercial buildings creates a partially enclosed outdoor area that allows people to relax and interact.

The two-story commercial building near the Tank Farm Road and South Higuera Street intersection is clearly visible to vehicles traveling up and down the busy streets. Its prominence from the street helps to attract visitors.

The two story commercial building is similar in appearance to the two-story commercial buildings on nearby blocks such as the Higuera center and large grocery stores even farther down South Higuera Street.

The single-story commercial building at the corner of the Tank Farm Road and Long Street intersection can also be easily seen by oncoming.

The style and layout of this single story commercial building matches the commercial buildings across the street.

Residential

A total of 32,184sq ft of the site will be allocated for residential units.

The site’s residential units include clustered town homes and two apartment complexes.

The central apartments are conveniently located near the commercial buildings but also have easy access to the businesses across Tank Farm Road and Long Street. The second apartment complex is located at the northwest corner of the site next to Long Street. This building will be structured and closely resemble the other apartment building on the site to heighten the sense of unity and flow throughout the site.

The townhomes are architecturally modern which adds to their unique sense of identity. Units are clustered in groups of two encouraging interaction between neighbors and a sense of community. Townhomes are a short walking distance away from commercial businesses. The placement of trees creates a buffer for these units limiting noise and providing residents extra privacy from both South Higuera Street and commercial businesses.

38

Parking

Instead of having a single parking lot for all vehicles, smaller more scattered areas for parking was used. This parking arrangement encourages pedestrian and creates a more aesthetically appealing area.

Parking at the intersection of Tank Farm Road and South Higuera Street makes up the majority of parking spaces on the site. This parking primarily serves the commercial businesses on the site but can also be used to access residential buildings.

There is another parking area located at the center of the site in front of the apartment complex. This central parking will serve both residents of the apartments as well as visitors to the commercial buildings. Trees in between the apartments and the parking add to aesthetics and will create a buffer for the apartment. An additional 13 parking spaces are found throughout the woonerf streets and would primarily serve residents and visitors in the townhomes. Nine parking spaces behind the apartments are available specifically for residents of these units at the northeast corner of the site.

Shared parking throughout the site encourages interaction between people and promotes pedestrian accessibility.

Other

Other elements added to the site included a pergola and raised pedestrian crosswalks across Tank Farm Road. Raised crossings across Tank Farm Road serve two purposes. These crossings will curb vehicular speed going up and down the road. Additionally, it will allow people to more easily cross the street to and from surrounding areas. The pergola on the site is an architectural element that adds flow and direction. In addition, the pergola helps guide people crossing Tank Farm Road to the center of the site.

39

Table A - Building Statistics Building number

Number of stories

Ground floor use

Upper floor(s) use(s)

1 2 3 4 5 (10 units) 6

2 2 1 2 2 1

Housing Housing Commercial Commercial Housing Commercial

Housing Housing N/A Commercial Housing N/A

Grand totals for square footage and parking

Footprint square footage 6,822 sq ft 3,270 sq ft 4,250 sq ft 4,250 sq ft 6,000 sq ft 2,450 sq ft

Total square footage 13,644 sq ft 6,540 sq ft 4,250 sq ft 8,500 sq ft 12,000 sq ft 2,450 sq ft

27,042 sq ft

47,384 sq ft

Parking spaces provided Parking spaces provided for for the building the building (open) 0 26 0 9 0 (shared with building 1) 0 35 20 (garage) 13 0 (shared with building 4)

Figure 5.2 Building statistics .

20

83 103

Table B - Land Use Statistics Land Use

Building Numbers(s)

Residential Commercial

1,2,5 3,4,6 Totals

Total parking spaces provided for the Total parking spaces provided for the land land use (enclosed) use (open) 32,184 sq ft 20 48 15,200 sq ft 0 35 47,384 sq ft 20 83 103 Figure 5.3 Total land use statistics.

Square footage dedicated

Percentage of total square footage dedicated 68.0% 32.0% 100%

41

Figure 5.4 Building statistics .

Figure 5.5 Building statistics .

42

Figure 5.6 Street view of pergola and apartments.

Figure 5.7 Modern architure of townhomes.

Figure 5.8 Aerial view of townhomes and pergola .

43

Figure 5.9 View of site from across Tank Farm Road.

Figure 5.10 Town homes and pergola.

Figure 5.11 View of site from across Long Street.

44

Apendix A

site inventory form

SE-01

1. location street name street number the parcel is the building is:

2. uses

BUILDING 1 number of floors: occupying business / use name 1: BUILDING 2 number of floors: occupying business / use name 1: occupying business / use name 2:

3. conditions PARCEL parcel conditions: BUILDING 1 building conditions: BUILDING 2 building conditions:

Long Street 3991 occupied occupied

1 Doggie Salon and Spa floor: 1 2 Kohana Pharmacy Charter Media

well-maintained well-maintained well-maintained

floor: 1 floor: 1&2

S-01

1. location street name street number the parcel is the building is:

2. uses

BUILDING 1 number of floors: occupying business / use name 1:

3. conditions PARCEL parcel conditions: BUILDING 1 building conditions:

Cross street 162 occupied occupied

2 Central Coast Emergency Clinic floor: 1&2

well-maintained well-maintained

S-02

1. location street name street number the parcel is the building is:

2. uses

BUILDING 1 number of floors: occupying business / use name 1: occupying business / use name 2: occupying business / use name 3:

3. conditions PARCEL parcel conditions: BUILDING 1 building conditions:

Cross Street 142 occupied occupied

2 Ikon Office Solutions floor: 1 Pacific Gas & Electic Company floor: 1&2 Big Brothers Big Sisters San Luis Obispo floor: 1

well-maintained well-maintained

S-03

1. location street name street number the parcel is the building is:

Cross Street 122 occupied occupied

BUILDING 1 number of floors: occupying business / use name 1:

2 Idler’s Appliances

2. uses

3. conditions PARCEL parcel conditions: BUILDING 1 building conditions:

well-maintained well-maintained

floor: 1&2

S-04

1. location street name street number the parcel is the building is:

Cross Street 102 occupied occupied

BUILDING 1 number of floors: occupying business / use name 1: occupying business / use name 2: occupying business / use name 3:

2 Frazee Paint Johanson Innovations Mo’s Smokehouse BBQ

2. uses

3. conditions PARCEL parcel conditions: BUILDING 1 building conditions:

well-maintained well-maintained

floor: 1 floor: 1&2 floor: 1

S-05

1. location street name street number the parcel is the building is:

Cross Street 100 occupied occupied

BUILDING 1 number of floors: occupying business / use name 1: occupying business / use name 2: occupying business / use name 3:

2 Brummel, Myrick & Associates floor: Longcrier & Associates floor: Dibuduo & Defendis Insurance floor:

2. uses

3. conditions PARCEL parcel conditions: BUILDING 1 building conditions:

well-maintained well-maintained

SW-01 & W-01

1. location street name street number the parcel is the building is:

South Higuera Street 3960 occupied occupied

BUILDING 1 occupying business / use name 1: if housing, how many units (estimated): if housing, unit type:

Creekside Mobile Home Community Approximately 200 units Mobile Homes

2. uses

3. conditions PARCEL parcel conditions: BUILDING 1 building conditions:

well-maintained well-maintained

W-02

1. location street name street number the parcel is the building is:

South Higuera Street 3860 occupied occupied

BUILDING 1 occupying business / use name 1: if housing, how many units (estimated): if housing, unit type:

Silver City Mobile Home Lodge Approximately 250 units Mobile Homes

2. uses

3. conditions PARCEL parcel conditions: BUILDING 1 building conditions:

well-maintained well-maintained

N-01

1. location street name street number the parcel is the building is:

South Higuera Street 3825 occupied occupied

BUILDING 1 number of floors: occupying business / use name 1:

2 The Tribune

2. uses

3. conditions PARCEL parcel conditions: BUILDING 1 building conditions:

moderately maintained well-maintained

floor: 1&2

E-01

1. location street name street number the parcel is the building is:

Tank Farm Road 188 occupied occupied

BUILDING 1 number of floors: occupying business / use name 1:

2

2. uses

3. conditions PARCEL parcel conditions: BUILDING 1 building conditions:

Kennedy Club Fitness

well-maintained well-maintained

floor: 1&2

References City-Data.com. Retrieved January 8, 2011, from http://www.city-data.com/city/San-Luis-Obispo-California. html City of San Luis Obispo (2010). Zoning Map. San Luis Obispo, CA. City of San Luis Obispo Transit Map. Retrieved January 15, 2011, from http://www.slocity.org/publicworks/ download/busmap.pdf Dunsmore, P. (2008, April 28). City of San Luis Obispo, Cultural Heritage Committee Staff Report.

Retrieved from http://www.slocity.org/communitydevelopment/culturalherit/staff%20reports/0428083.pdf Zillow.com. Retrieved January 8,2011, from http://www.zillow.com/homedetails/3897-S-Higuera-St-A-SanLuis-Obispo-CA-93401/54650465_zpid/

California Polytechnic State University, San Luis Obispo College of Architecture and Environmental Design