Ryan McKay Design Portfolio by Ryan McKay

RYAN MCKAY DESIGN PORTFOLIO

Ryan MCKay rymckay@calpoly.edu [619] 417-6376 Education California State Polytechnic University, San Luis Obispo Bachelor of Landscape Architecture Minor: Real Property Development Experience Social Media Assistant - Cal Poly Arts

2012 - Winter 2017

October 2014 - November 2015

Coordinated and designed mass communication ads and marketing packages on social media and web platforms (ie. Facebook, Twitter, Vertical Response, Instagram, etc.)

Intern - Spurlock Poirier

June - August 2015

Assisted with construction documentation, redlining, design development, illustrative and marketing materials across a multitude of projects using AutoCad, Sketchup and ofﬁce management programs.

Technical Skills: Adobe Creative Suite Photoshop InDesign Illustrator DreamWeaver

Design Production AutoCAD SketchUp Physical Model GIS

Ofﬁce Organization Word Powerpoint Excel Outlook

Leadership: - Team Lead: Design Week 2015 - Member: Student Chapter of American Society of Landscape Architecture - Curator and Event Lead: Emerald City Art Show Scholar: - Seven time Dean’s List Award for College of Architecture - Union Tribune Achievement Certiﬁcate - ESRI Technical GIS Certiﬁcate 2 McKay

CONTENT Fine Arts

Landscape Design

6-19

Retreat

Harmony

Incision Inundate

Construction Documentation

Real Property Development

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SNAPSHOT

Study of: the Random the Intricate the Meaningful AP Art Concentration Coronado High School, Coronado, CA 4â&#x20AC;? x 4â&#x20AC;? Acrylic on Canvas | 2012 Concept:

Study of color and light through visceral memories

Background:

Concentrating on the intricacies of form and qualities of light, I created a series of deeply rooted memories using acrylic. This visual collection, is part of an ever expanding library of thoughts and moments that constantly stream through my mind. Miniature in scale, yet complex in emotion and personality, this random assortment of images attempts to encapsulate myself.

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RETREAT

An ESCAPE for Cal Poly Campus Enhancement Project San Luis Obispo, CA Design Fundamentals | Omar Farque | 2014 Mission Create a retreat for students and faculty, overlooking southern main campus, interweaving land and built forms.

Background: One of the my ďŹ rst holistic landscape designs, this project was a process of evolution. Developing ideas from goals and objectives to diagrams and hand sketches. I ultimately created hand drafted grading plans and sections, to inform the construction of a 20 scale physical model; to re instill the integration of land, built and plant form.

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HARMONY

Education + Conservation + Production Jeffery Street Demonstration Park San Luis Obispo, CA LA 405 | Ellen Burke | 2014 Tasks - Plan a demonstration park for an un-developed site in San Luis Obispo, CA - Elaborate and reďŹ ne a portion of the master plan - Detail elements of construction within plan

Concept:

Humans transformation of land and water for food production.

Goals:

- Promote education of food production - Create community center - Develop an infrastructure for community gardens and an urban food forest.

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Day

Night

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Viewshed

21%

Site Photos

36%

Fruits and Nuts such as:

approx.

Design Diagrams - Avocados - Oranges - Walnuts - Apples - Olives

w Crops Ro

4,708 people fed a year

Each character represents 200 people

Ryan McKay LA 405-02 Fall 2014

Land:

Section: Jeffrey To Schoolyard

Native Grassland

Gathering Plaza

Native Grassland

Path

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Private Garden Plots

Oak

Daly Wo o d l a n d

Legend Overhead Lighting

Gathering Plaza

Oak Woodland

Building Uplight

Light -Up Water Channel (D3 - L4)

Native Grassland Native Grassland

Path

Native Grassland

Covered Seating/ TablesPath

Native Grassland Native Grassland

Path

Oak Woodland

Urban Orchard

Native Grassland

Page: L5

Native Grassland Gathering Plaza

Path

Path Native Grassland Private Garden Plots

Urban Orchard

Section: Highland Rd Resdiential To Daly Ave Path

Circulation

In set Concrete Light

Private (fenced) Open

Treating the site as part parts of a whole I treated the drainage of water of water through the site separately. For Agriculture the water is structured and engineered Covered Seating/ to drain through a rill system Tables Bioswale Native Grassland while the natural side follows 50 0 10 30 the existing site drainage.

Ryan M LA 405 Fall 20

Tree Uplighting

Secondary Entrance: Church Parking

Path Bioswale

Roof

Native Grassland

Classroom/Kitchen Water Channel

Gardening Lockers: Rental to the Community

Drainage

Circulation Circulation

Water: Oak Woodland

Path

Pavement Riparian

Patricia

Native Grassland

Classroom/Kitchen

a k Wo o d l a n d

UrbanAgriculture rd Orcha Recreation

Urban Orchard- Citrus and Nut Trees

Plot Farming Highlighting the viewshed Fill: 101,220 sq. ft. Cut: 101,220 sq. ft.Bishop’s peak the towards Formal Tree Lined Entrance Gathering Plaza Fenced Row Crops Classroom/Kitchen Oak Woodland Path circulation route divides the site and radiates around Section: Jeffrey To Schoolyard Terraced Gardening BDifference = 0 C Section: Highland Rd Resdiential To Daly Ave the central in agriculture Demostrative Building: and natural land. Therefore Classroom and Commercial Kitchen Agriculture circulation is Native Grassland structured and organized, 5’ Walking Path unlike the natural side.

Drainage Drainage

Agriculture Agriculture

l cia er m en m ch Co Kit

munity sroom

Master Plan

Section: Jeffrey To Schoolyard

Humans:

near ting Gathering Plaza

Ground Type

Native nd Grassla

Circulation

Agriculture

Drainage

Native

e al

l cia er m en m ch Co Kit

Fall 2014 Community Fall 2014 Classroom Oa d

With a 25,300 cubic feet swale system in place (running southeast), the swales would reach ﬁll in 22.7 minutes. O

Lighting Plan

Utilizing the major viewshed lines and connection to the prominent street, I divided w Crops Ro the site into two categories. Urban Agriculture to the northFormal Tree Lined Entrance Ryan McKay rd Orcha Native Ryan McKay and Native/Recreational nd Cut Balanced fill LA&405-02 Grassla Section: Jeffrey To Schoolyard parkscape to the south. A LA 405-02 k Wo o d l a n

ced ning

ead e for ting

Land Use

fed per day

e al m Fe

ete Wall

Produce on average 25.8 lbs per day Result: approx. 13 people

Land Use

36%

With a 15,200 cubic feet swale system in place (running to the southeast corner of the property), the swales would reach fill in 22.7 minutes.

rd During ativpeak ﬂow, 25 year Orcha storm event, the Na e nd site would Grassla take on 11.16 cubic feet of water per second.

fed per day

Urban Orchard (37,800 sq ft)

g Plaza: Detail

take on 11.16 cubic feet per second of water.

Result: approx. 4 people

21%

Storm-water Management: Urban

1,460 people fed a year

Each character represents 200 people

Drainage

ries s

Agricultu

- Carrots - Tomatoes - Lettuce - Cucumbers - Watermelon - Cabbage - Spinach - Squash

approx.

Produce on average 8.77 lbs per

Circulation

Vegetables such as:

Drainage

Oranges Avocado Lemons Almonds

Ryan McKay LA 405-02 w Crops o R During a peak flow, 25 year storm event, the site would Fall 2014

Agriculture

Privately Owned Gardens (12,600 sq ft) Site Inventory:

14%

tion oom Roof

Stormwater Management

People should eat, on average, Walnut 2 lbs of vegetables and 2 lbs of fruit a day

Foxtail Barley Hummingbird Sage Wild Rose California Fescue Deer Grass

Native

Orchard

Viewshed

Food Production Potential

assland

Drainage

y Park

Strawberries Tomatoes Broccoli Peppers

Native

California Bay Laurel Toyon Poison Oak Coffeeberry

Native Grassland

Detention Pond

Gathering Plaza

Path

Private Garden Plots

Scale 1” = 30’ 0

Urban Orchard

Detail Plans Hardscape

Ryan McKay Ellen Burke LA 405 Fall 2014

Harmony : Material Plan

Planting

Ryan McKay Ellen Burke LA 405 Fall 2014

Harmony : Planting Plan Legend

Privately owned small plot farming

2 5

Small Plot Crop Farming

4’ Black 9 Gauge Chain Link Galvanized Fence

Native Grassland Mix

Achillea millefoium Yarrow - White Perennial Bouteloua gracilis Blue Grama Grass - Silver/Purple/Gold Bunch Grass Melica imperfecta Coast Range Melic - Gold Bunch Grass Muhlenbergia rigens Deergrass - White Stalks Bunch Grass Nasella pulchrum Purple Needlegrass - Purple/Gold Bunch Grass Sisyrinchium bellum Blue-Eyed Grass - Blue Perennial

Control Joint

Light -Up Water Channel (D3 - L4)

Rooftop Mix

Achillea millefoium Yarrow - White Perennial Bouteloua gracilis Blue Grama Grass - Silver/Purple/Gold Bunch Grass Eschscholzia californica California poppy - Orange Perennial Lupinus bicolor Lupine - Purple Perennial Nasella pulchrum Purple Needlegrass - Purple/Gold Bunch Grass Sisyrinchium bellum Blue-Eyed Grass - Blue Perennial

10’ Reinforced Concrete Retaining wall

4’ Black 9 Gauge Chain Link Galvanized Fence

PnP Concrete Terraced Garden (D4 - L4)

Storage Room

Community Center/Commercial Kitchen w/ Green Roof

Black 9 Gauge Chain Link Screen (D4-L4)

Smooth �inished Concrete Stairs (w/ Handrails)

1,125 sq ft Community Center/ Commercial Kitchen Roll-Up Glass Door

Cover Crop

Planter cut-out (w/ Ginkgo bilboa)

Restroom

Quercus palustris Pin Oak

1.5’ tall PnP Colored Concrete Restroom

ADA Concrete Path w/ 10’ control joints

Quercus agrifolia Coast Live Oak

Treated wood Picnic Table

12’ tall Wood Overhead Trellis (D1 - L4)

Persea americana Avocado

Reinforced Concrete Retaining wall

Citrus x sinensis Orange Ginkgo bilboa Maidenhair tree Scale 1” = 10’

5’

10’

20’

Page: L1

Scale 1” = 10’

5’

10’

Page: L3

20’

Illustrative Section North to South

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INCISION INUNDATE

Destination + Estuary + New Urbanism Berth 46 / East Channel Development San Pedro, CA Cultural Environments Studio | Bret Betnar | 2015 Task: After analyzing the culture and existing community

needs, develop a master plan for Berth 46 in San Pedro, CA.

Concept Connecting a proposed resort with the existing city fabric; a development of retail, mixeduse housing and new urbanism, is constructed along a manufactured harbor cleansing estuary. Process of cleansing: Incision (n.): cut, gash, the act of cutting something Inundate (v.): ďŹ&#x201A;ood, deluge; overwhelm with

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PHASE 1 California Estuaries:

Seven different estuaries are found along the California coastline. Researching their characteristics and locations, San Pedro is a bay estuary.

Site Analysis:

Analyzing the site, through diagrams and maps, I found that San Pedro and its adjacent bay is home to an economically poor community, highly polluted harbor and damaged estuary critical to Californiaâ&#x20AC;&#x2122;s coastline.

Response to Findings:

Isolated from attractions and basic services, the site is at the end of a long chain of port and harbor points of interests. Increasing the desire to travel to San Pedro and increase the communities economy, we propose a resort at the end of the berth. Including the existing community and those not wanting to spend a night, a mixed use and large retail center would further link the site to the city fabric. CONNECTIONS DT LA

CSU LB

LAX

SERVICES

CIRCULATION

PORT OF SAN PEDRO

ROLLING HILLS STUBHUB CENTER

20 LONG BEACH

MARYMOUNT

UNIV.

TORRANCE SHOPPING CENTER

GOLF TERMINAL ISLAND

Articulates the drive time to surrounding major attractions such as airports, shopping, colleges and Downtown Los Angeles

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KEY

KEY Food

Recreation

Essential Services

Attractions/ Lodging

KEY Bus Stop Ferry Route Bus Routes

5 min. Walking Radius Open Green Space

Swim/Beach Area No Wake Zone Open Water

Marinas

(1,995 slips)

Boat/Trailer Parking Site

DESIGN DEVELOPMENT: Harbor Cleansing

LAND USE

Developing a point of connection from existing city to proposed water front resort, I planned to integrate the mixed cities culture and economic classes with the polluted harbor waters that surround it. Utilizing the existing bathtub of water that lies adjacent to the site, I was left with two individual pieces of land that needed to be stitched together, hence incision inundate.

VEHICULAR CIRCULATION

50 SCALE

PLAN

As an incision in the land, the space between these two pieces is exsinuated with an unnatural form and inundated with the harbor waters. In an act of remediation the designed incision would not only be an aesthetic but rather a form of harbor cleansing using the tidal ﬂows and structured “estuary” to populate oysters and other pollutant scrubbing animals. Therefore surrounding it with commercial retail and medium to high density housing, those that visit or make home to the development could see the incision as a point of education and value.

ATTRACTIONS RETAIL

Tidal Flux

MIXED-USE RESIDENTIAL EXISTING PARKING

PUBLIC TRANSIT STOP VEHICLES SCALE 1’ = 400’

SCALE 1’ = 400’

NATURAL SYSTEMS

PEDESTRIAN / BICYCLIST CIRCULATION

SANDY BEACH

OBSERVATION STEPS

50 SCALE

Low Tide

TIDE GARDEN

PLAN

SHADE CANOPIES 10

TRELLISED WALKWAY 13

Mid Tide

PEDESTRIAN / BIKE BRIDGE

SHOPPING REPRIEVE BIKE PATH

GREEN SPACE THE INCISION

High Tide

EXISTING PARKING SCALE 1’ = 400’

PEDESTRIANS BICYCLISTS SCALE 1’ = 400’

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LA CODVILLA

Historic City Center to Val di Chio Castiglion Fiorentino’s connection to the valley Castiglion Fiorentino, Italy Cultural Environments Studio | Phil Pregill | 2015 Task:

Address and enhance the Italian hill top town’s plan for a new road to connect the historic core with the surrounding valley, in a team of ﬁve.

Goal Statement: To integrate infrastructure of the site for temporal programming that responds to the community’s culture and provides a network of multi-use spaces for local and seasonal events

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6 Olive Grove 7 The Loop 8 The Rest Stop

Responsibilities:

Working as a team we analyzed the site and created a concept statement and a series of goals and objective, which informed our design decisions. Providing cohesion between each member, I assisted with the graphic quality, presentation material and symbol making, as well as phase 1 developement.

9 Rec Center

3 7

4 2

8 6

5 CASTIGLION FIORENTINO

CASTIGLION FIORENTINO

CIRCULATION Issues

Goals

Improve connection between spaces

Pedestrian connectivity

infrastructureObjectives Establish pathways between disconnected spaces Have designated paths for each user group

Existing Circulation patterns

Create a way finding methodology

Key Destinations and proximity

Incorporate complete street design strategies Designate temporary traffic patterns

Necessary Data

Available

Land Use

Zoning Acquisition

YES

Exisiting path and areas of use for horses

Events for horses

YES

CASTIGLION FIORENTINO

RESIDENTIAL AREAS

Wayfinding mechanisms

URBAN AREAS

YES

Rezone for proposed land uses

Protected areas

Gain approval from the city and province Purchase adjacent private properties for extended connections

Zoning Map

YES

Requirements for re-zoning

YES

Land Use

Zoning Acquisition

ANALYSIS

YES

Rezone for proposed land uses

Protected areas

Gain approval from the city and province Purchase adjacent private properties for extended connections

Zoning Map

YES

Requirements for re-zoning

YES

ANALYSIS

PROVIDE DESIGNATED CONNECTION ROUTES FROM CITY CENTER TO VAL DI CHIO

ANALYSIS

Equestrian connectivity

Provide permanent and temporary infrastructure

Establish a network of barricades to prevent traffic flow interruption Designate appropriate lane widths

Equestrian zone requirements

Install appropriate surfaces

for proposeduse. land uses Protected Italian streets were first created forRezone pedestrian Now that theareas automobile is a partYES of Zoning Gain approval fromto the safe city andand accessible Zoning Map YES the communities, there is a lot of challenges areas. Currently two Land Use province Purchase adjacent properties by streets. Points of interest are streets cut into the site,Acquisition while mostfor of the siteprivate is outlined Requirements for re-zoning YES extended connections displayed in circles showing high conflicts andandautomobiles. Provide tourismbetween experiences pedestrians Tourism amount information NO

Circulation

Increase tourism

MAP

Program seasonal events

Existing shopping and markets

YES

Improve way finding signage

Census data

YES

Moving further out from the main urban area on the hilltop are smaller residential houses. These houses sit lower than the main city center, surrounding the Val di Chio as well as being located in the valley. A good portion of these residences have their own small agriculture area or olive groves. Compared to the density of the central city the residential areas are far more spread out.

The major urban district of Castiglion Fiorentino sits on a hilltop 345 meters above sea level. The town overlooks the Val di Chio as well as the Val di Chiana. Approximately 13,000 people live in the city. The urban form of Castiglion Fiorentino was not necessarily designed. The city was built piece by piece over hundreds of years.

MAP Residential Areas

MAP Urban Areas

MARKET/EVENT SPACE

CONNECTIVITY

UNDERGROUND PARKING / GARDEN WOODLAND WALK

URBAN AREA PROJECT BOUNDS

^ N

FITNESS MEADOW

Scale 1 : 2500

PEDESTRIAN, VEHICULAR, BICYCLIST ROUTES | WAY-FINDING SYSTEM | COMPLETE STREET DESIGN CASTIGLION FIORENTINO AGRICULTURE Zoning

Land Use

Acquisition

Zoning Acquisition

Protected areas Zoning Map

YES

Requirements for re-zoning

YES

EDUCATION CENTERS

CASTIGLION FIORENTINO CASTIGLION FIORENTINO

AGRICULTURE ANALYSIS

OLIVE GROVES Land Use

CASTIGLION FIORENTINO YES

Rezone for proposed land uses Gain approval from the city and province Purchase adjacent private properties for extended connections

CASTIGLION FIORENTINO

CASTIGLION FIORENTINO Rezone for proposed land uses

Protected areas

YES

Gain approval from the city and province Purchase adjacent private properties for extended connections

Zoning Map

YES

Requirements for re-zoning

Rezone for proposed land uses

Protected areas

RECREATION/OPEN SPACE

YES

Zoning GainCastiglion approval from the city and Agriculture as an industry in Fiorentino Zoning Map ranks first in providing YES Land Use province Purchase adjacent private properties Requirements mainly for re-zoning income to the city.Acquisition The majority of farming occurs in the YES Val Di Chio for extended connections below the main city. It occupies the flat lands of the valley. Another part of agriculture is agriturismo. Agriturismo is beneficial by bringing tourists into ANALYSIS the city. With tourists coming to the city for agriturismo sites the city is Agriculturewith as anmore industry in Castiglion Fiorentino ranks first in providing provided income.

YES

Land Use

province Purchase adjacent private properties for extended connections

YES

ANALYSIS

Acquisition

YES YES

Requirements for re-zoning

to participatefields in. Some of thespaces existing throughout recreation in the includes pools, biking, Recreation or open thecity city are limited, but these spaces are soccer, tennis, horse riding, and hiking. All summer weekly smaller events take place used often. In Castiglion Fiorentino there are many popular sports or events for people the main squares of the city. These events range from covernts to wine tasting and to participate other festivals. in. Some of the existing recreation in the city includes pools, biking, soccer, tennis, horse riding, and hiking. All summer weekly smaller events take place theMAP main squares of the city. These events range from covernts to wine tasting and other festivals.

MAP

Recreation / Open Space

Agriculture MAP

MAP

Gain approval from the city and Zoning Map Protected areas province Rezone for proposed land uses Purchase adjacent private properties for re-zoning Gain approval from the cityRequirements and for extended connections Zoning Map

Recreation fields or open spaces throughout the city are limited, but these spaces are used often. In Castiglion Fiorentino there are many popular sports or events for people

income to the city. The majority of farming occurs mainly in the Val Di Chio below the main city. It occupies the ﬂat lands of the valley. Another part of agriculture is agriturismo. Agriturismo is beneﬁcial by bringing tourists into the city. With tourists coming to the city for agriturismo sites the city is provided with more income.

Olive Groves

Zoning

Issues

Goals

Education

Enhance existing facilities

Objectives

Available

Necessary Data

from the existing Update infrastructure connecting to city Map of existing educational facilities and surrounding neighborhood Create additional recreation space for education

YES

School information: population, income, grades, and diversity

YES

Protected areas

ANALYSIS

CREATE SPACE FOR MULTI-USE RECREATIONAL SPACE ANALYSIS

ANALYSIS PRESERVE THE INTEGRITY OF THE SITE AS IT RESPONDS TO THE GREATER LANDSCAPE Olive groves in Castiligon Fiorentino are part of the agriculture system, yet they occupy a different area, the slopes surrounding the Val di Chio rather than the flat lands int he valley itself. The hillsides of the Val di Chio are to remain intact or be enhanced, therefore the existing olive groves are to be preserved.

Zoning Acquisition

Rezone for proposed land uses

Education is free in Italian states. A student only has to be a resident to register into a school. Students may begin at nursery school, then follow up with primary school. In Castiglion Fiorentino, middle school is the highest state education. Students are then sent to Arezzo for higher education. Other forms of education are located in Castiglion, but these are more technical schools. These study centers can be see in the pictures above and located in the map below.

Education Centers MAP

MAP

RECREATION

PRESERVATION

PROJECT BOUNDS

^ N

OBJECTIVES PASSIVE TO ACTIVE RECREATION | HIKING TRAIL | JOGGING TRACK | HIERARCHY OF USER GROUPS

OBJECTIVES

TRANSPLANT & SAVE OLIVE TREES | ENHANCED VIEW SHEDS | WATER CONSERVATION CASTIGLION FIORENTINO

CASTIGLION FIORENTINO

PARKING SITES Issues

Parking

Goals

Redefine parking layout

trail ways

Objectives

Necessary Data

Available

Efficient space use

Map of existing parking areas

YES

Beautify parking landscape

Amount of parking available

YES

Minimize obstruction of view sheds

Amount of parking needed

URBAN AREAS Land Use

ANALYSIS

Zoning Acquisition

Issues

Rezone for proposed land uses

Protected areas

YES

Gain approval from the city and province Purchase adjacent private properties for extended connections

Zoning Map

YES

Requirements for re-zoning

YES

Land Use

Parking

MAP

Zoning

Objectives Rezone for proposed land uses Gain approval from the city and province Purchase adjacent private properties for extended connections

Necessary Data Protected areas

Available YES

Zoning Map

YES

Requirements for re-zoning

YES

Issues

Goals

Education

Enhance existing facilities

Objectives

Necessary Data

from the existing Update infrastructure connecting to city Map of existing educational facilities and surrounding neighborhood Create additional recreation space for education

School information: population, income, grades, and diversity

Available YES YES

ENHANCE THE HISTORIC LANDMARKS AND COMMUNITY EVENTS THAT ARE PRESENT IN CASTIGLION FIORENTINO

ANALYSIS

Urban Areas MAP

ANALYSIS

Religious structures play an important role in an Italian community. They were1 of 3 base values that all Italian communities were bases around. Century old churches lie around and within the design site. Protecting these valuable structures will be one of the top priorities of the communities. The map below displays the locations of these religious structures.

MAP Religious

PARKING

EDUCATION CENTERS

Goals

Acquisition

EXPAND, HIDE AND CONSOLIDATE PARKING

Parking within the town of Castiglion Fiorentino is generally located near important structures or spaces. Parking shown in the photos above depict parking lots for churches, public parks, and recreational areas. Materials include many local stone and permeable pavements. Parking can be seen located just along the outside of the design site and it brings up an important decision whether to keep parking and cars on the outside of the site or allow

CASTIGLION FIORENTINO

RELIGIOUS SITES

CASTIGLION FIORENTINO

Centers

Education Centers MAP

CULTURE

PROJECT BOUNDS

^ N

OBJECTIVES EFFICIENT USE OF PARKING | MINIMIZE VIEW OF PARKED CARS | NEW SPACE FOR RECREATION

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OBJECTIVES ENHANCE MARKET SPACE | NEW COMMUNITY EVENT LOCATIONS | HIGHLIGHT HISTORIC LANDMARKS

ROTUNDA / EVENT SPACE

SEATING AREA WC EVENT SPACE

MARKET STALLS

Phase 1: A

ROTUNDA

WOODLAND GATEWAY

BUS DEPOT STEP ENTRANCE

Implementing a rotunda that would ease the ﬂow of pedestrian, vehicular and bus trafﬁc I examined the ways in which these three distinct users interacted with the site. Designed to preserve the cities weekly market and seasonal events that lie outside the historic city walls, this phase addressed the goals of connectivity, culture and preservation.

CIRCULATION DIAGRAMS

^ N VEHICULAR CIRCULATION ONE-WAY TRAFFIC

^ N PEDESTRIAN CIRCULATION MAJOR ROUTE

BUS CIRCULATION BUS ONLY ROUTE

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PULSATE

The Artery Park of East Village Downtown San Diego Park San Diego, CA Professional Practice | Martin Flores | 2014 Task:

Find and address a site of your choosing. Focus on the feasibility, project management, timeline and cost estimates from design conception to project opening.

Concept: Arteries and Electrocardiogram Mission Statement: Art, culture, education, and entertainment working in perfect unison to create a new vantage point, destination and “Artery” for the ﬂourishing neighborhood of East Village.

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Construction Documentation: 1'-2"

Lighted Installation: Adding to the collection of art in East Village, pulsate stemmed from the concept of a electrocardiogram, or the visualization of a heart beat. Emulating its form and movement as seen on hospital monitors, a lighted art installation spans the entirety of the site. A series of 200 lighted elements, seen from neighboring buildings above or walking through the site, pulsate would become alive at night.

11 x 9.5 x 6.2 INCH 50W LED RGB COLOR CHANGE FLOOD OUTDOOR LAMP 1/2" THICK PINE WOOD 1/2" THICK FROSTED PLEXIGLASS

1'-2"

STRUCTURAL SILICONE ADHESIVE 300 SERIES STAINLESS STEEL PLATE

Site Plan: Evening

1/2" THICK FROSTED PLEXIGLASS 11 x 9.5 x 6.2 INCH 50W LED RGB COLOR CHANGE FLOOD OUTDOOR LAMP 1/2" THICK PINE WOOD STRUCTURAL SILICONE ADHESIVE

300 SERIES STAINLESS STEEL FOOTING WELDED STEEL FLANGE: FOR STEEL TO CONCRETE CONNECTION GALVANIZED STEEL CONCRETE WEDGE ANCHOR BOLT

COMPACTED SUBGRADE

East Village 22

CONDUIT AND ELECTRIC WIRE AS REQUIRED PER MANUFACTURERS SPECIFICATIONS

Lighted Feature:

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1/2" THICK FROSTED PLEXIGLASS

1'-2"

1'-6"

STRUCTURAL SILICONE ADHESIVE 300 SERIES STAINLESS STEEL PLATE

Lighted Elements: 1'

Light Posts: Ranging from 8’ to 4’ tall a series 6'-6" of 200 posts would zig-zag through the site creating a living art piece programed to illuminate to any configuration. Constructed of fiberglass, metal and a standard programmable LED flood lamp, these posts would be a custom element 1/2" THICK FROSTED PLEXIGLASS towards the parks overall design.

6'-6" 1/2 X 84 X 120 A606-4 FLAT CORTEN STEEL SHEET 1/2" WASHER AND 1/2" NUT 1/2 X 5" GALVANIZED BOLT #6 REINF. BARS O.C. (5) #6 REBAR O.C.

11 x 9.5 x 6.2 INCH 50W LED RGB COLOR CHANGE FLOOD OUTDOOR LAMP 1'-6" 1/2" THICK PINE WOOD

99°

STRUCTURAL SILICONE ADHESIVE

1'-6"

6" 1'-9"

300 SERIES STAINLESS STEEL FOOTING

81°

WELDED STEEL FLANGE: FOR STEEL TO CONCRETE CONNECTION GALVANIZED STEEL CONCRETE WEDGE ANCHOR BOLT

Lighted Bench: Keeping the lighting design constant throughout the park, its incorporated SUBGRADE in concreteCOMPACTED poured in place benches. CONDUIT Constructed aroundAND theELECTRIC standardWIRE AS REQUIRED PER MANUFACTURERS SPECIFICATIONS programmable LED ﬂood lamps, the benches are also tailored with ﬁberglass 8" and hidden underground electrical. 99°

1'-6" 81°

3'-2"

GREY SMOOTH FINISH CONCRETE STRUCTURAL SILICONE ADHESIVE

1' 2'

2'-3" 5"

1/2" FROSTED PLEXIGLASS

11 x 9.5 x 6.2 inch 50W LED RGB COLOR CHANGE FLOOD OUTDOOR LAMP COMPACTED SUBGRADE CONDUIT AND ELECTRICAL WIRE AS REQUIRED PER MANUFACTURERS SPECIFICATIONS

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3'-1

CORNERSTONE Live + Work + Play

Downtown housing and business development San Luis Obispo, CA Real Property Development | 2015 Task:

Develop a company, focus and project in San Luis Obispo county, to perform a feasibility study. Team of six members. Include site selection, design development, cost estimations, project schedule.

Goal Statement: Six Star Development, wants to refurbish and create new draw to the corner of Chorro and Monterey. Highlighting entertainment, livability and diversiďŹ cation, this new development would be intriguing to any invest in downtown San Luis Obispo.

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Downtown San Luis Obispo

Director of Design: As Six Stars’ team designer, I held the responsibility of expressing our design intentions and creating a feasibility package that would look attractive to any investor.

MONTEREY

HIGUERA

MARSH

SANTA ROSA

Bars and Restaurants

OSOS

MORRO

CHORRO

BROAD

GARDEN

PACIFIC

NIPOMO

Cornerstone

PALM

PISMO

PALM

Site Use iSO

MONTEREY

HIGUERA

MARSH

Downtown San Luis Obispo Proposal 6 Star Development CM 475

SANTA ROSA

OSOS

MORRO

CHORRO

BROAD

GARDEN

NIPOMO

PACIFIC

Green Space

PISMO

PALM

MONTEREY

HIGUERA

MARSH

SANTA ROSA

OSOS

MORRO

CHORRO

BROAD

GARDEN

NIPOMO

PACIFIC

Shopping

PISMO

PALM

MONTEREY

HIGUERA

MARSH

2 3-4 5 6-7 8 - 10 11 - 12 13 14 15 16 16 16 17 17

5.0 Construction Schedule 6.0 Financial Analysis 7.0 Conclusion

SAN LUIS Information Sources Appendices

OBISPO: Appendix A: Parcel Information

31 33 35 36 37 39

Appendix B: Financial Tables

“HappiestConstruction Costs Crew Costs City in Pro Forma 10 Year After Cash Flow Projections America”Revisions & Rations

18 19

We have conducted a feasibility report for a mixed-use project located in downtown San Luis Obispo, CA. The town offers a diverse population, consisting of many RESTAURANT & ENTERTAINMENT families, as well as a large college student population. San Luis Obispo also attracts its The restaurant and gaming portion of the fair share of visitors from out of town. Therefore, the town has a prominent downtown Cornerstone encompasses three stories area, full of varied retail shops, restaurants, and a bar scene frequently attended by college and is located in the corner unit of the students and young adults from throughout the area. After conducting market research, property with entrances on both Monterey we feel that downtown San Luis Obispo is the perfect location for a mixed-use project and Chorro streets. The space will be developed with intentions of becoming a which focuses on the direct needs of such a diverse population. The proposed Cornermid-priced, quality restaurant and bar. The stone project encompasses a restaurant with space for a gaming center, a draw that is not intended use is two floors of dining and/or present in the downtown area and we feel will draw students and families alike. The ad12,375 SQ FT bar space with the third level providing a jacent parcel will host first floor retail space with apartments located above and behind. gaming center, either pool and shuffleboard Our proposed site locations are 840 and 848 Monterey Street, which meet at the corner or arcade style setup. There is leasable of Chorro Street and have street front property on both streets. There are no current space in the back of the restaurant area tenants on either parcel and have preexisting structures and can be recycled and reused that depending on the tenant’s intentions for our proposed project. The location is surrounded by other successful retail spaces could be used for an outdoor seating. and restaurants as well as the Mission, a major attraction, which we believe all provide promising potential for shared success.

CATALOG OF FIGURES

CONTENT

Executive Summary Table of Contents Figure Catalog Team Six Star 1.0 Project Description 1.1 Concept 1.2 Design Elevations 1.3 Site Context San Luis Obispo is a modestly-sized destination 2.0 Site & Regulatory Analysis town located on California’s central coast. The 2.1 Site Location town’s population of just over 45,000 is diversified 2.2 Surrounding Sites & Uses by the roughly 30,000 college students also living 2.3 Site Configuration & Parcel in the area. Conveniently located 3 hours from Information San Francisco and Los Angeles, San Luis Obispo is 2.4 Past & Present Uses a manageable drive, or flight, for major sources of 2.5 Site Accessibility & Logistics population. 2.6 Available Services 2.7 Site Features On the corner of Monterey and Chorro streets 3.0 Regulatory Information in the downtown area of San Luis Obispo we 3.1 Zoning & Entitlement propose the development of a mixed use project, 3.2 Political Considerations & containing dining/bar space with an accompanying Public Outreach gaming center. On the parcel directly adjacent to 3.3 Revelant Local Regulations the food and gaming we propose the development 4.0 Market Research of a mixed retail and apartment complex. The 4.1 Demographics & Target Markets proposed developments would create a diverse 4.2 Generalized Market Study & tenant market while also appealing to a number of Results the strong needs of the San Luis Obispo commu4.3 Market Success, Vacancy Rates nity. The total development cost of the project is & Possible Tenants estimated at $7,356,000. 4.4 Project Competition & Comparables 4.5 SWOT Analysis 4.6 Market Summary

41 43 45 47 49

1.0 Project Description Figure 1.1 Figure 1.2 Figure 1.3 Figure 1.4 Figure 1.5 2.0 Site & Regulatory Analysis Figure 2.1 4.0 Market Research Figure 4.1 Figure 4.2 Figure 4.3 Figure 4.4 Figure 4.5 Figure 4.6 Figure 4.7 Figure 4.8 Figure 4.9 Figure 4.10 Figure 4.11

LOCATION: San Luis Obispo

8 11 11 12 12

PROFESSIONALS

CORE COMPETENCY: Entertainment Facilities LLC since: 2003

COMPANY BIO:

20 21 21 22 23 24 25 26 27 29 29

We are 6 Star Developers and we are doers. We are a development team primarily focused on entertainment facilities. We develop projects ranging from movie theaters to dance venues—if it entertains chances are we have likely been involved with a project like it. Our ofﬁce is located in San Luis Obispo, CA with the majority of our project s occurring on California’s central coast area. However our vast project proﬁle has often taken us to San Francisco as well as Los Angeles— markets that we always keep in mind. 6 Star Developers has been an LLC for the past 12 years, but our team has many more years of experience than that. All members of our team have been involved in the Construction Industry for the entirety of their careers. Collectively, 6 Star Developers has over 100 years of industry experience. Check out the members of our 6 Star team.

19 20 - 21 22 - 23

LEAD DEVELOPER Connor Strong

2,850 SQ FT

DIRECTOR OF FINANCE Garrett Stern

COMMERCIAL / RETAIL

4,420 SQ FT

Two ﬂoors of retail/commercial space are available on the shopper-friendly Monterey St, while three stories of space face Chorro St. The downtown area is a shopping hub and provides an environment for small businesses to ﬂourish. Street front space in the downtown area is highly sought-after and should provide desirable space for many commercial/retail tenants.

ENTERTAINMENT / GAMING

26 - 27

BAR / RESTAURANT

DIRECTOR OF MARKETING Breanne Forster

BASEMENT

28 - 29 30

Cornerstone: Where life is simple

CONDOS

Cornerstone:

SANTA ROSA

OSOS

Located above and behind our retail space on Monterey St is space to be developed for apartments. Over 7,000 SF of space is available which provides development options regarding number and size of units. The units will be rented as affordably luxurious and are intended to appeal largely to young adults and/or older college students. The Apartment area has space in front for an entrance conveniently leading to Monterey St.

COMMERCIAL / RETAIL: 7,250 SQ FT

DIRECTOR OF DESIGN Ryan McKay

DIRECTOR OF PUBLIC OUTREACH Elizabeth Granger

26 McKay

APARTMENTS: 7,310 SQ FT

Figure 1.1 DIRECTOR OF CONSTRUCTION Drew Will

24 - 26

MORRO

1.1 CONCEPT

CONTENT

CHORRO

1.0 PROJECT DESCRIPTION

6 STAR DEVELOPMENT

The 6 Star Development team seeks to revitalize a forgotten corner in the quaint downtown area of San Luis Obispo, CA. Located in the heart of a downtown scene surrounded by families and a large college student population, the Cornerstone project will encompass attractions for young and old alike.

BROAD

Site Selection

Proposal Layout

EXECUTIVE SUMMARY

GARDEN

NIPOMO

PACIFIC

Where life is simple

PISMO

Vision of Cornerstone Monterey Street View

Chorro Street View

1.0 PROJECT DESCRIPTION 1.2 DESIGN ELEVATIONS

Monterey Street: Daytime Figure 1.4

2.2 SURROUNDING SITES & USES Figure 2.1

Chorro Street: Daytime Figure 1.2

SAN LUIS OBISPO

PALM

MONTEREY

2.0 SITE & REGULATORY ANALYSIS

HIGUERA

3.0ANALYSIS REGULATORY INFORMATION 4.0 MARKET RESEARCH 2.0 SITE & REGULATORY Site Location

MARSH

Parking Lots

PACIFIC

2.1 SITE LOCATION

1.3 SITE CONTEXT The Downtown Fabric

4.0 MARKET RESEARCH

4.0 MARKET RESEARCH 7.0 CONCLUSION

4.0 MARKET RESEARCH

Downtown San Luis Obispo

Border Overall, The Cornerstone and 64.6 Star MARKET Developers will face two major threats, the first one being As seen in Figure 4.1, the majorityWith of residents are between the ages of 18 and 65. If this statistic is For the dining featuresize of developments our development, we to 1990s lease to a steakhouse, such as Nick & Stef’s 6 Star Developers is committed to customer satisfaction. experience in hospi3.2 POLITICAL CONSIDERATION & COMMUNITY OUTREACH 3.1 ZONING & ENTITLEMENT SUMMARY A CEO in the text Emerging Trends Real Estate mentions, “retailers continue to rethink re4.8 depicts the vacancy rates for retail and multifamily theplan early 4.5 from SWOT ANALYSIS Do you utilize this method of 4.3 transportation least once per week? Luis Obispo Creek MARKETatSUCCESS, VACANCY RATES Figure & inPOSSIBLE TENTANTS 2.6 AVAILABLE SERVICES 4.2 GENERALIZED MARKET STUDY & RESULTS an unpredictable economy. The economy is currently flourishing and many people have disposable 2.3 SITE CONFIGURATION &SanPARCEL INFORMATION broken down further, one will find that 35%a of San Luis Obispo’s total population is between inare Losexpected Angeles. This is many a low respected nothing like it currently in San Luis Obispo. The quirements. Less square footage per site and gradual of big-box stores is where tality, residential, dining, and entertainment, we have decided toroughly propose mixed-use to 2016. Thethe markets fordecline these sector to have vacancyrestaurant, rates and with are rapidly PISMO

The 6 Star team is very excited about the 4.5 State University (1 as seen in preparation fordent another or Development downturn theaddressing the ages 24. Thisproperties. prominent Our age group can be attributed to bothFigure Cal Poly lack ofaround supply of nice, more sit down restaurants, especiallyissteakhouses, hardly suitsincome, the demand in in theFigure 6 Star Developers is confi in Therecession Cornerstone’s success.inBy the target market Currently the base. political in department San LuisConsumer Obispo forgoods redevelopment outdated predict retail is headed in the near future”.back This statement supports our idea of introducing The Cornerstone located within the heart of San Luis Obispo. This4.11. infill However, development will strive Zoning parcel as Commercial Retail (C-R): and ser-20ofand bouncing after the market crash from 2009-2012. development on theis corner of Monterey and Chorro in downtown San LuisThe Obispo. The City of San Luis Obispomap has adescribes strong emergency service Thetrend Police Cornerstone. We havefor done theneeds, necessary research and 6 Star Generation DevelopersY,knows our target market desires thisSan typeLuis of development andhope resides our team hasSan made flexible design fordownThe Cornerstone. This flexible design a and In order to market Cornerstone as a whole, willWhile also target or boutique mileprofromWe Thebelieve Cornerstone) and Cuesta College (6 miles from The Cornerstone). As6ofStar FallDevelopers 2013, city. two Frommore our research, wewellfound to a proper comparison be Eureka! located downtown for each characteristic of our development, focusing onallows their wants then implementsite hassite some historical value but as need ofretail serious restorations. that the City will stores into downtown Obispo. We also to in secure trendy and maintain the “small to town” feeling Burger, as well market, as help to revitalize Luisa Obispo’s historic vices serving the region. The is currently zoned general and our is located a few blocks away off of Santa Rosa and Walnut Street. Also, the Police regularly monitor This infiisllin development will accommodate many lifestyles, and11,019 incomes. San Luis ournation team has also performed research on the current market and the of tenants and will help zero vacancies. ourthat teamthis haswill identifi edis believe project whatofdowntown San Luis those between 1979 and 1995. There at areCuesta. over 72 YersObispo, across the andknown 19,703 were at desires, Cal Polyborn and students were enrolled Atmillion both Generation onWe Chorro Street. Thisboutiques successful burger joint is incessantly packed. While our development will ing into design, Another we knowthreat The Cornerstone add to thejust culture San Luis Obispo. welcome these renovations andPolice do notprovide foresee any difficulties fromstudents a political side.enrolled Community town. By creating a 24 hour atmosphere andvariety implementing apartments intoguarantee ourthem design, 6 our Star boutiques,extensive whom typically utilize smaller spaces for their stores. hope to secure Figure 4.8 the downtown area with both vehicle and bike patrol men. During evening hours COMMUNITY CODE posed business is allowed under this zoning. Nothe zoning changes will be required and OWNER PARCEL SIZE successes of these We have found possible tenants, with comparables and stores is the unavoidable local While the bars andalleviated restaurants provide they the20 marketplace due their preferences and large predicted size. … This generation is thedevelopments. the comes averagefrom student profi ledare to “changing be between and 21 years ofto age. Obispo needs. Oursynergy comparablenever projects, be similar, we will brand as a steakhouse to alleviate competition and provide something our surrounding competition will be by providing amarket unique research, and fresh environment, Developers will bring back what a downtown is supposed to be: thecompetition. centerWe of abelieve community, with outreachare would helpful to ensure that as little as possibleschools, resistance the was public. Also, such as Francesca’s Collections and Kitson. Our team believes these will provide synergyourselves to extra monitoring of the downtown ensure pedestrians safe.beon the City area doestonot have any future plans thebecurrent the area. competition each, as well asone theanother current and vacancy rates forSan eachLuis sector of development. provide rivalry. In hopes to Our mitigate competition from ethnicallydevelopment and racially diverse of all the generations and stands out as the mosttourban, multicullocated 840that Monterey Street, will amost mixed-use new to San Luis Obispo. before seen in San Luis Obispo. shops, restaurant, and current gaming center the provide synergyof tosuch one a all necessities accessible to its residents. to our establishment, they may also to show that the spacechanging willThe not Cornerstone, just anotherzoning bar butfor anatarea by any agebe group. will enhance Obispo’s environment. and financial analysis all support feasibility Figure 4.2can be used The Fire stationSLO is located Jcc Mission LLC City off of Broad Street 7,288 and SF is roughly 1 mile away from our site. Also, businesses, our marketing is working on as promotions in conjunction withcreate our neighbors. Emerging Trends in Real Estate). Estate tural, and transient generation another well as theand restdeals of downtown. We will community within Cornerstone, apartments, retail, and entertainment. This newly renovated complex in America today” (Emerging We 3plan onaway promoting ourincluding new and space at public venues, likedining, farmer’s market, to help create a positive development and awe hope that youThe share in our excitethe State Fire station is located at the City’s edge, roughly miles from our site, provides As seen in Figure 4.6, found inAlso Emerging Trends in Real Estate,are , twothe of dining the most profi table investFor example, if a customer eatsand a meal at Luna Read, an adjacent restaurant, he may receive a disThe property development standards for theforC-R zone are Offering as and follows This development is surrounded by thriving businesses. Neighboring bars restaurants, such A potential competitor for our new boutiques is Ambiance Clothing located downtown on where life is simple. buzz and excite people our opening. discounts and promotional grand opening events under the retail umbrella, and entertainment aspect of our development. The text will be modern appealing, with a preserved and restored historic façade. The any additional services SLO if needed. ment and wish to move forward with us. The uniqueness mentfrom and development projects for the Trends cominginyear urban mixed-use properties and mixedJcc Mission LLC City 5,255 SF counted priceand at our gaming center andand vicetourists versa. the studies titled The statistics below were found in the text Emerging Trends in Real Estate Bull’s Tavern and and Lunaaccessories, Red, help provide with our development. Visitors Higuera Street. providesaswomen’s clothing as And synergy Be Boutique Sole will Sierra also help to gain support from collection theis community. Emerging Realare Estate notes that “high-end is holding up well…because of itsThis low store probability diverse of businesses customers, whilst mainThere are two major Hospitals nearby, French and Sierra Hospital locatA. Maximum density: Thirty-six unitsVista. per net acreVista for all dwellings, including dwelling unitswill in attract a grand array ofAmerica of our product, the demand of the San Luis Obispo market, use town centers. in 2013: A ULI Survey of Views on Housing, Transportation, and Community and Generation Y: Shopexploring Mission San Luis Obispo de Tolosa, across the street, will also be drawn into The CornerTree Boutique do. However, Ambiance Clothing has a successful establishment in Paso Robles, just our research, we believe the public will mostly likely support this project. With the success of of substitution with other mediums as well as location of this type of retail in entertainment districts”. Figure 4.10 ed off of Santa Rosa, approximately 1.5 milesand away fromFrom ournot site. French other Hospital is located of hotels motels, but including hotel or motel units (see alsofeeling” Section of San Luis Obispo. Mixed-use taining theoff “small-town developments are a Downtown San Luis Obispo and the diversity of tenant space make the Cornerstone a ping down Entertainment the street fromCenter, the current stone. And Be Boutique and Sole Tree Boutique. These stores provide Buffalo Wild (a gaming bar restaurant) our company knows that a mixed-used gaming en-and Entertainment in the Digital Age. For our entertainment space, we project a tenant such as Hot Shots Family Border Johnson Ave, roughly 1.5 miles away as well. Both hospitals have fullWings time paramedics andand ambulances 17.16.010). growing trend that this city has yet to fully embrace, and 6 Star Developers hopes to smart choice. We are 6 Star Developers and we are doers, Figure 4.6 synergy onetoanother Paso Robles and will do the same in San Luis Obispo. tertainment center will be accepted by the community and will appeal to many demographics. Buffalo a pool hall located in Pismo Beach. For the restaurant at The Cornerstone, we to hope lease tointhe around USES the clock. Existing Restaurants B. Maximum street and other yards: See Section 17.16.020. 2.4 PAST & PRESENT The historical façade of the building adds character to our development. Because of the preservamixed-use offer.is this feature’s importance in your community?” we hope that we have proven this to you and look forward Wingsprompt offers aresponses similardemonstrate atmosphere tothe ouropportunities proposed plan, however ourestablishments development will can also esteemed Los Angeles Nick & Stef’s Steakhouse. “What All of these emergencyC.services areheight: excellent inWild providing and have and strong Maximum Forty-fi ve feet (see also Sections 17.16.020 17.16.040). TRENGTHS EAKNESS HREATS tionknown of thestores, exterior materialsCollections and stones,and The Kitson, Cornerstone’s its counterpart, PPORTUNITES Restaurant + Bar Lastly, our hopes to lease the better Francesca’s could bedesign complements provide games, areas for socials, and will attract a large variety of customers. to a successful project! community supportExisting from both publicOne alike. D.businesses Maximum and coverage: hundred percent. Figure 4.4 Figure 4.7 Mission San found Luis Obispo de Tolosa. By blending in with its surroundings, our development will not seen as taking away from the boutique theme throughout downtown. However, a very promExisting Bar E. Maximum floor area ratio: The ratio of gross building floor area to site area shall not exceed attract any unwanted attention by becoming an “eye to the public. inent and expensive athletic clothing store, LuLuLemon, is also located downtown. This sore” successful DEMOGRAPHICS & TARGET MARKETS 3.0; except, that in the downtown as mapped4.1 in the general plan land use element, a site - First of its kind - Maintaining - Expanding - Unpredicatable - Myriad of commercial and top floor residential tenants. shop is a great example of a name brand succeeding in a small town. which receives transfer of development credit for open space havethe a target market is broad and engages the community as a 3.3 RELEVANT LOCAL REGULATIONS The Cornerstone is the first development of itsin kind downtown San Luis Obispo. Our unique population Sanin Luis historic façade economy Because this centreprotection is varied inshall facets, This graph compares the Median Household Income for San Luis Obispo ($45,032), In 2016, the projected vacancy rate for retail development is roughly over 9% with nearly 20 million ratio not to exceed 4.0. collection of retail, housing, entertainment, and dining will attract diverse consumers. With a mixwhole. According to The United States Census Bureau, the San Luis Obispo distributFigurerate4.9 Obispo San Francisco ($75,604), San Diegopopulation ($64,058), andisLos Angeles ($49,496). retail completions; the projected vacancy for multifamily development is roughly 4.5% with around 2.7 SITE FEATURESF. Standard Lot Dimensions. ture of luxury and laid-back feel, The Cornerstone provides the community with something new. 100,000 completions. ed asparcel seen isinvery Figure 4.1,to and Figure 4.2 depicts the *From Median Income for San Luis Obispo, Considering the fact that this close San Luis Obispo’s lively downtown andStates barCensus The Household United Bureau. Structural Mixed-Use Local thousand square feet. that A gaming center, for example, is something unseen to SLO and will entertain all ages, including the as compared San Francisco, San Diego, Angeles. it is very unlikely a food andto gaming center would breachand anyLos sort of noise violation or The site today is vacant but currently there are major 1. Minimum lot area: Ninescene, *From the text Emerging Trends in Real Estate. - Appealing integrity attracts broad competition Secondly, in relation to Figure 4.2, San Luis Obispo County is a large tourist attraction. feet.regulation without the entire downtown nightlife being surplus number of college students living in the city. future eliminated. We feel confi dent that our renovations being made toPositive: the interior of the building. It2. Minimum lot width: Sixty historic façade market 3. Minimum depth: hundred Figure totoThe Tribune, , thebuildings local newspaper, the county generated more than $1 bil+ Views the historic Missionlot plaza andOne San Luis Obispo creek project will feet. meet any current or 4.1 future regulations because According we are similar many existing is possible that this building has been of empty becauseMission, of its Minimum street Temperature frontage: Forty few weaknesses 6 Star Developers have addressed and will overcome are the maintenance of a - Within flood + Weatherwith is not a factor in4.San Luis Obispo: is feet. comfortable Generation ranked drivingas at well 90%, public transit at 20%, walking at 47%, and biking at 19%. Generation Y ranked driving the lion through tourism in 2011. With new families constantly touring theYcolleges, in the downtown area.year round and winds outdated appearance and competition buildings along 4.4 PROJECT COMPETITION & COMPARABLESAhistoric lowest of all generations, and public transit, walking, and biking the highest of all generations. G. Parking See Section 17.16.060. façade, the building’s structural integrity, and its location zone hazard area. While are corridor. mild. This correlates to yearrequirements: round business. - Flexible design on a flood zone - In-fill increasing Higuera which is the main downtown as businessmen, retirees, and others visiting San Luis Obispo from along the California the historical façade is enticing, maintaining it may be difficult as we must retrofit the interior of Maximum building size: No establishment + Existing building, includesH.outfi ttings for residential and retail commercial use. (commercial building) shall exceed sixty *From theto textand Emerging Trends in Real Estate; studies titled America in 2013: A ULI Survey of Views on Housing,Transportation, andThe Cornerstone development is subject to competition, just as any other new development may population our team believes that these variety of incomes will contribute benefi t our Urban the structure. However, our team is prepared to tackle this issue and provide this historic building thousand square feet of gross floor area, unless excepted by subsection (I) of cost, this section Community and Generation Y: Shopping and Entertainment in the Digital Age.mixed-use properties and mixed-use town centers rank the highest on the scale + Electricity, plumbing and water are available on site reflecting Investment Prospects. Urban mixed-use properties scored a 6.38/9 andObispo mixed-useis a rapidly expanding small town. With this in mind, we feel our mixed-use be. San Luis local economy. with new life. Secondly, the preservation of the exterior presents another potential complexity, the and Section 7.16.035. town centers scored a 6.24/9. project will provide the town with a new, exciting, and different environment, something Downtown San Luis Obispo 2.5 SITE ACCESSIBILITY & LOGISTICS structural integrityunseen of the to building. As we cannot demolish the existing structure, our Figurecompletely 4.11 I. A retail establishment may be allowed up to one hundred forty thousand square feet of gross Figure 4.3 For our larger scale and more well-known tenants, such as Francesca’s Collections, Kitson, and Nick Negative: Border *From the text Emerging Trends in Real Estate. San Luis Obispo. team will take extensive measures to ensure that the building is more than seismically sound and floor if the standards planning commission thatkept it meets & Stef’s Steakhouse, we intend on providing them with free rent and rent concessions (more detail - The property isExisting currently byarea, historical and must bedetermines restored and as a the following standards: Retailrestricted Space According to the article “Mixed-Use is Here to Stay” from the National Association of Home Builders, structurally secure for our tenants and customers. Lastly, our experience structural engineers and San Luis Obispo is a very pedestrian friendly town. There are 2 fulluse size parking gaThe proposed found in the financial section). historical landmark of1.San Luis Obispo will serve the community, in whole or in significant part, and the nature of FUNCTION PRIMARY MARKET AGES these neighboring Generation Y prefers mixed-use communities. These developments promote the idea of a walkableDowntown San Luis Obispo is home to many restaurants and bars. While architectural engineersbusiwill guarantee that The Cornerstone’s location on a flood zone will not rages located on Chorro St. within 3 blocks of this parcel (one on and one aonlarger Marsh). thePalm use size in orderproblems to function. - Due to its historic construction date, therequires building may have structural such as seismic projected to be one of the more successful markets in nesses the future, as stated in Emerging will complement our development, they also provide competition. SLO Brew, for example, is daily life, with access to convenientRetail publicistransit. present any future problems. Downtown Transit Center for all major buses is located 2. another 3 blocks away and Theflooring. building in which the 101 use is ato be located is designed in discrete elements that respect Retail Boutiques Teenagers - Young Adults 15 - 30 The Emerging Trends survey increasingly respondents rate moderate and high-income one ofStreet the downtown. testing failure and uneven Trendspopulation in Real Estate. . Whilegenerally online shopping is becoming popular, our development an established bar/restaurant in San Luisapartments Obispo, on as Garden As a favorite spot of The article notes, “this large and growing segment prefers the urban lifestyle in few blocks away. Our site can be accessed from either Chorro or street. Thereinisthe a surrounding area. theMonterey scale of development strongest investment and prospects. proposes the idea ofNAHB boutique storesthat custom to San Luisdevelopment Obispo County. These stores will carrySLO Brew is constantly busy and occupied. many students and young adults, SLO Brew consistently multifamily units” with 50% of them being renters. The explains “78% of Americans think Apartments Young Adults MIddle Age 22 35 San Luis Obispo has a constantly evolving population. Roughly 5,000 new students are entering the driveway on the east side of the structure that allows trucks vehicles unload to the in build3. Theand new building is designed compliance with the city’s design guidelines for large-scale Our target market, 22-35, foroffers our apartments prefer andaswalkable areas. These The respondents were asked to rate the importance of neighborhood specific community is features. Y the ranked a short to found work andon boutique theme Higuera anditages will offer items not proposed available online. For promotions, two of urban cheap concerts and such “Pint Night”. that the moreGen important than distance the size of the house” and Street with this, is important city annually and San Luis Obispo County is becoming a popular tourist destination. With this ining. Pedestrians can easily access the building because it is located right on the(Ord. sidewalk. retail projects. 1500Also, § 3, (part), 2007; Ord. 1405 § 3 (part), 2001; Ord. 1365 § 3 Dining & Gaming Center school at 82%, walkability at 76%, proximity to shopping and entertainment at 71%, and convenience of public transportation at 57%.potential residents will provide high and consistent demand. Families & Young Adults 10 + consider the idea ofthe boutique retailers, we plan to lease thethe space to And Boutique and Sole Tree Boutique, both that developers placemaking. Placemaking, as defi ned by NAHB, is “aBedistinct crease in tourism and steady increase in population, The Cornerstone is predicted to be a successthe building is visible from all major roads/sidewalks and can be (part), seen clearly Higuera 2000: from Ord. 1006 § 1 (part), 1984; Ord. 941 § 1 (part), 1982: prior code § 9203.9(B)) located in Robles, We privacy hope toand attract these tenants by alluring thema with theatmosphere idea *From the text Emerging Trends in Real Estate; studies titled in 2013: A ULIpublic Survey of Views on Housing, Transportation, and SLO Brew provides similar to our gaming and entertainment center and has been identity and America includ[ing] both private andPaso spaces – toCalifornia. allow for the community that ful development. By accommodating the desires of many people, The Cornerstone will be a great street. Below is an image of the paths for vehicles from the nearby parking structures and *Comparables and potential competition Emerging Trends in Real Estate describes that not only are 54% of Generation Y renting their primaryto ourtodevelopment. of expanding while staying Community and Generation Y: Shopping and Entertainment in theseek”. Digital Age. lease space to and the bring people of different backgrounds together. Infill development is of theour community Americans This definition correlates directly with 6 Starlocal. Developers’ vision for The Corner-successful in downtown San Luis Obispo since 1988. However, we hopehub We will have to obtain the usual permits through the City and complete an EIR some of the existing businesses. residence, baby boomers are also selling their homes and downsizing to multifamily complexes. Our With this information combined, Figure 4.3 explains our target market for theurban variety different and appealing to popular. Our team sees this as a wonderful opportunity to join the rest becoming increasingly stone. Reinventing areas with mixed-use is what communities want, and makes for healthier pool hall Hot Shots Family Entertainment Center, to provide somethingalso under CEQA regulations. Since the building is not under15.5% any (7,188 other jurisdiction, no supply of modern and ideally located apartments willBybeadvertising constantlythis filled, college persons) of theof population is between thewithin ages 0-18,The 72.5%Cornerstone. (33,624 the country their quest to provide cities with a communal area incorporating fun, relaxation, our target market. as with morewe of expect a gaming centersturatherofthan a bar, weinwill relieve people and more sustainable environments. developments additional permits are required. Since the permit we are persons) seeking is ministerial, between 18-65, and 12% we (5,565 persons) are 65 years and older. dents or single adults. luxury, and a sense of togetherness. some of our competition. PALM

MONTEREY

HIGUERA

Monterey Street: NIghttime Figure 1.5

Chorro Street: Nighttime Figure 1.3

MARSH

PACIFIC

PISMO

PALM

SITE PHOTOS

MONTEREY

HIGUERA

MARSH

PACIFIC

PISMO

Cornerstone: Where life is simple

Cornerstone:

Cornerstone: Where life is simple

Where life is *From our The United States Census Bureau. onlysimple need to follow regulations and codes in order to obtain permit.

Cornerstone: Where life is simple

17Cornerstone: 19 Where life is simple

Cornerstone: Where life is simple

27 McKay