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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
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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.
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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.
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Figure 2.5 Bike lane on Tank Farm Road
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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
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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
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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
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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
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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.
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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
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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.
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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).
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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.
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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.
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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.
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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.
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Figure 3.1 Houses in this development are clearly defined and differentiated from each other.
Definition
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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.
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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.
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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.
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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.
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Figure 3.11 The courtyard at the center of this complex defines the complex as a whole and is the most memorable aspect.
Identity
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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.
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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.
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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.
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4
Development
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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 .
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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
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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
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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
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To c r e a t e accessible flow patterns through the site for pedestrians while simultaneously allowing convenient vehicular access.
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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.
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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.
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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 .
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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%
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Figure 5.4 Building statistics .
Figure 5.5 Building statistics .
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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 .
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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.
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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