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HomeMy WebLinkAbout01/31/1978City Council Minutes January 31, 1978 Page 2 1. The City Council held a public discussion on downtown development, including the parking and circulation plan for downtown San Luis Obispo and the County Facilities within the City of San Luis Obispo. Wayne Peterson, City Engineer, reviewed for the City Council, the final report by Wilbur Smith & Associates, entitled "Downtown.Parking Study" which was received by the City at 10:00 A.M., January 31, 1978. After briefly reviewing the various proposals in the Wilbur Smith Report, Wayne Peterson listed the following implementation plan as developed using the following principles: 1) The Existing downtown parking deficiency is about 220 spaces concentrated in the downtown core. Future development excluding the County Offices is expected to increase the parking deficiency to 300 spaces by 1980, and 900 spaces by 1990. 2) The County Offices, if expanded will produce a deficiency of an additional 700 spaces, but some of this demand may be accommodated in the plans for the County Facilities. If the County Offices are not expanded, an additional 100 spaces would be needed to accommodate special meetings and events at the facilities. 3) The parking development should decrease current and projected parking deficiency.without an overbuilding of parking supply. 4) Capital investment should be minimized. Wilbur Smith stated that the first alternative would involve the development of Site X12 (Monterey Lot) which would include the sale of the Monterey frontage and the purchase of the restaurant on Palm Street. The second alternative would be to develop.Site X63 (across from City Hall) as a surface lot with a net increase of 70 spaces; with two levels with a net increase of about 240 spaces; or three levels with an increase of about 410 spaces. This alternative would cost between $700,000.00 and 1.6 million dollars depending upon the number of floors. The third alternative would focus on the development of Site #9 (Marsh Street) which would add about 140 spaces. However, this lot is sufficiently far from existing demand that it would not be heavily used. This development would cost $500,000.00. Finally, the development of a third level of parking on Site #3 should be tied to: 1) the construction of County Facilities downtown, if the County does not provide all its own parking; or 2) the construction of sufficient commercial flood space in the downtown area to warrant additional parking as is projected by 1980; or 3) the sale of the Osos Street Lot (Site #6). Wayne Peterson; City Engineer, then referred the City Council to Figure 24 of the Wilbur Smith Report showing the parking implementation plan starting with January, 1978, and proceeding through the various alternatives to 1985, at which time they felt the City would have to implement additional parking. Wayne Peterson then stated that he would-recommend that the City Council do two things: 1) Adopt the proposed implementation schedule for expanding parking in the downtown area; and 2) Adopt a Specific Plan for parking in the downtown..area. He felt that the Decision Schedule should be as follows: 1) City Council review the Wilbur Smith Plan, February, 1978. 2) The City Council adopt the Plan, March, 1978. 3) City Staff to seek partners in developing projects as called for in the Parking Plan, March, 1978. 4) City Council adopts a specific project for immediate implementation, March, 1978. 5) The City Council adopt a specific project for future implementation. This would occur when Site #3 was complete. 6) Prepare design- construct specifications and plans. (Future date). City Council Minutes January 31, 1978 Page 3 7) Sell bonds, if appropriate. (Future date). 8) Build projects. (Future date). Finally, the City Engineer concluded that the most important thing that the City Council could do at this moment was to sit down and review the Wilbur Smith Report, amend it if necessary, pick a project and proceed to develop parking. 1 R.D. Miller, Administrative Officer, forwarded to the City Council a report cautioning the Council that if the City were to advance several hundred thousand dollars to acquire property on the south side of Palm Street between Osos and Morro Streets, this could be done in one of two ways: 1) The Council could include the dollars in the 1978 -79 C.I.P. and eliminate other projects or provisions for deficiency correction list by $700,000.00, plus or minus. 2) The City Council could borrow from the General and.Equipment Replacement Funds with the expectation of repaying these monies from bond proceeds later. However, if for any reason the bonding program did not go ahead, the Council would then probably have to cripple future C.I.P. Programs to repay the respective funds. Either that or curtail operating services. Possible reasons for not being able to go ahead with the bonding program would include: a) Defeat at the polls if brought to a referendum; b) Lack of partners; c) Lack of a demonstrated need depending on several decisions beyond the City's control; d) Lack of adequate financial resources, e.g., the possible impact of the Jarvis Initiative to pay bond service costs. Finally, the Administrative Officer stated that it appeared to him, that before spending any money on land acquisition or detailed design of parking facilities, the City Council should meet with financial consultants to come to certain conclusions. But before doing this, the Council should adopt a capital program which they wished to accomplish. In doing this, it would be extremely wise if the Council would first obtain tentative offers--from others who wished to participate in such a program. After adopting a program and securing partners, the Council could then meet with their financial consultants, who would then tell them if the plan was feasible and if so, under what circum- stances. Also, if prospective partners were not willing or able to come forth and commit themselves even tentatively, then the next best approach for the City Council would be to adopt a unilateral program with alternatives and then meet with the financial consultants. The worst thing the City Council could do, in his opinion, would be to start acquiring property without a program, without partners and without adequate financial advice. Henry Engen, Community Development Director, presented a short overview of the recommendations by the B.I.A. for a downtown Specific Plan. He stated that the basic recommendation in the B.I.A. Proposal seemed to be supportive of the direction which the City was headed and would prove helpful in formulating the downtown Specific Plan. However, financing would ultimately represent the critical test in the plan. In view of the B.I.A. opposition to any increase in the ten cent parking meter rate, it would be appropriate to ask the B.I.A. to give further study to and come forth with specifics on the following: A) Validation Program - the extent of support by downtown businesses and the-number of spaces they estimate could be financed under such a program and the mechanics with costs to implement the program. B) Parking Improvement Assessment District - recognizing the difficulties in establishing a new district or revising the old one. An indication of the magnitude of funding support that might be endorsed together with a recommended participation formula. C) In -Lieu of Fees - recommendation on the appropriate amount that new development should contribute in -lieu of constructing off - street parking in the downtown area. Charles Bove, Chairman of the B.I.A. (Board of Directors), appeared before City Council Minutes January 31, 1978 Page 4 the City Council on behalf of the B.I.A., briefing the Council on what the B.I.A. saw as their needs for the future in downtown San Luis Obispo with particular emphasis on the parking and circulation plans - presently under consideration by the City Council. First he stated that two proposals were presently under consideration which might substantially change the future of downtown, particularly if both were to occur: A) The County was considering the purchase of a site northwest of the Marsh Street interchange with Hwy. 101 which would enable eventual relocation of the County Seat and other related government facilities now partially contained in the downtown area. B) A private developer was proposing a large airconditioned mall shopping center adjacent to the existing Madonna Road Plaza Shopping Center. According to independent economic reports, a substantial portion of the proposed center's sales would be extracted from existing retail stores within the City, including downtown. He.stated that it was not the intent of the B.I.A. to oppose or support either of these proposals at this time, but to propose a specific plan for further - downtown improvements which will provide alternatives. The B.I.A., representing downtown business interests, had developed this plan with particular concern for three related major factors - land use, circulation and parking. He felt the key to future land use and circulation improvements proposed downtown was parking and the B.I.A. believed it was.essential to initiate action now. They felt there had been enough studies by both Staff and out -of -town consultants to arrive at conclusions. Finally, he stated that the B.I.A. would concurrently work for refinement of a downtown specific plan and implementation measures. Charles Bove stated that the B.I.A. wished to encourage the county to retain and expand the County -Seat and related government facilities in the Palm Street ' area downtown, and he felt the City could best encourage the County's decision by taking the following actions: 1) The City should commence acquisition of the remaining private properties along Palm Street between Osos and Chorro Street frontages necessary for downtown parking in any event. 2) These proposed acquisitions and other City owned properties . in the vicinity should be made available for expansion of the County -Seat and. related governmental facilities. 3) The County should be assured design discretion and priority use of these .three blocks on Palm Street, using the "Alternate IV -C" conceptual plan prepared by the County of San Luis Obispo which would accommodate a complete County Center, including parking of over 1,250 cars. 4) The County use of City owned properties should be negotiated at a reasonable cost, equivalent to possible development of County facilities at Marsh Street interchange. 5) The City should acquire additional land in the Mission Plaza area to facilitate constructing of a new central library and related parking expansion of the Museum and the Art Center. 6) The City should continue design and coordinate development of creekside trails, outdoor areas and other public and private improvements to extend the Mission Plaza through the block bounded by Broad and Nipomo Streets. 7) Future facilities such as the City Recreation Center, Cuesta Community College Auditorium and Community Exhibit Hall and Little Theatre should be considered as possible additional uses appropriate in this area . 8) The Mission Junior High School should be considered as a possible multi - purpose educational, recreational and cultural center with income and improvements serving as possible incentives for such public use of the parochial property. City Council Minutes January 31, 1978 Page 5 The B.I.A. also recommended that the.City Council take strong steps to reinforce the retail commercial core in the Monterey and Higuera Street areas and to encourage financial and office developments in the Marsh and Pacific Street areas. Toward these objectives further planning by the City should include the following: A) After replacement parking is provided, the City should consider sale of all or portions of parking lots on Monterey and Higuera Street frontages enabling more than 100,000 square feet of additional retail and office I development in the downtown core. B) Recycling of private properties such as Sierra Datsun, San Luis Subaru, Firestone Store, Bank of America and similar non - retail uses in the core area should also be encouraged offering even greater potential for retail reinforcement than enabled.-by public properties. Through traffic which bisects the core area should be rerouted by proposed street improvements. Pedestrian and parking improvements along Monterey and Higuera can unify and enhance the core area shopping complex. C) The circulation improvements involving Marsh and Pacific Streets should be accompanied by replacement off - street public parking, particularly adjoining the commercial core. D) The Mission Plaza Concept-including creekside trails and other pedestrian improvements, should accompany new developments adjoining the segment of San Luis Obispo Creek traversing the financial and office area bounded by Higuera, Osos, Pacific and Toro Streets. E) Public parking or City- initiated "redevelopment" within Central area service commercial districts appears unnecessary, particularly considering the potential offered by core area land use, parking and circulation improvements. Charles Bove then reviewed the B.I.A. recommendation dealing with circulation through the central business district. He then stated that a downtown parking study now being completed by a City Consultant, provides detailed data regarding parking inventory, characteristics and needs. Despite more than 4,250 spaces in the downtown area, a present deficiency of approximately 400 spaces is calculated for the commercial core and government center area. If the land use and circulation changes proposed by the B.I.A. are to be achieved, replacement of existing spaces displaced by development and parking to serve new commercial and office space would require an estimated 1,700 spaces by 1990. The B.I.A. considered parking improvements to be the key or catalyst to other recommended downtown improvements and proposes an immediate action program which would include the following: A) Present parking deficiencies should be corrected by acquisition of additional land and immediate development of surface parking lots at strategic locations. Approximately two or three half blocks of new public parking would be required. B) Properties acquired for new parking facilities, in combination with existing public property should be of a size, location and configuration which facilitate economical and efficient future parking structure construction and operation. C) Parking locations should be within one block of actual demand, provide convenient and attractive pedestrian connection, and also should be easily accessible from the major street system without penetrating the core area. D) In future analyses of financing alternatives it must be recognized that currently downtown employees can park free in nearby residential areas and that competitive shopping centers provide free customer parking. Charles Bove then stated specifically the B.I.A. proposes that the Council adopt the following public parking improvements with the support and financial participation of downtown merchants, property owners and the County: A) Acquisition of the private properties along Palm Street from Osos to Chorro Street frontages. In combination with present public properties, these locations have the highest potential to provide the most economical parking City Council Minutes January 31, 1978 Page 6 facilities serving the downtown area, and also coincide with the.land needed for County government property facilities. (Alternate IV -C). B) Acquisition of private properties along the northwest side of Marsh Street from Nipomo to Garden Street. C) These two locations should be improved for surface parking and designed for operation as controlled but unmetered, short -term parking to enable free customer parking by merchant or B.I.A. sponsored validation program. D) Publicly owned properties along Palm Street should be made available to the County for government facility development as well as future parking structure improvements. E) The cost /benefit of possible parking structures on other existing and proposed downtown properties should be further evaluated and compared with possible additional land acquisitions. Finally, the B.I.A. recommended that initial implementation be accompanied by further analyses of financial alternatives, but preliminarily.there are several problems and potentials that should be considered: 1) The B.I.A. opposes further increase in parking meter rates considering the adverse public relations and competitive disadvantages produced. Future off - street parking should enable merchant validation to provide free customer parking. 2) Present revenue sources which should be committed to financing proposed parking improvements include on- street and small lot meter revenues, a portion of the B.I.A. Business License Tax, permit parking fees and parking ticket fines. ' 3) Additionally, B.I.A.. supports customer parking validation subsidies, sales or lease of commercial space within parking facilities and allocation of portions of sales, property and other general fund revenues derived from downtown as possible supplemental revenue sources to fund further downtown parking improvements, 4) The B.I.A. also encourages further consideration and conceptually supports other methods of financing which require either voter approval or special legisla- tion/or authorization. These additional financing alternatives include in -lieu fees, general obligation or revenue bonds, tax increment financing and particularly local improvement assessment district funding. Charles Bove thanked the City Council for being able to present the recommenda- tions of the B.I.A. and stated he would be available to answer any questions or to discuss any points presented. Councilman Dunin stated that as the Council had just received the Wilbur Smith Report and also the B.I.A. Summary Report on this date, he hoped that the City Council would ask the Staff to compare both reports, analyze and make recommenda- tions to the City Council. He stated that it was very difficult to sit and listen to a presentation as was done by Mr. Bove without having had the opportunity to review ahead of time, the details involved. On motion of Councilman Jorgensen, seconded by Councilman Dunin, the City Council supported Staff and B.I.A. recommendations and directed the Staff to prepare to implement the improvement programs outlined by the Wilbur Smith Report and the B.I.A. Report. After some discussion by the City Council as to getting the rest of the testimony in the record prior to making motions, both the-maker and seconder of the motion withdrew their motion. R.D. Miller, Administrative Officer, again commented to the City Council, stating he was opposed to the Council proceeding on any program, either the Staff's or B.I.A.'s until there was received some input from the financial consultants. City Council Minutes January 31, 1978 Page 7 City Attorney, Allen Grimes, stated that the City Council before.taking any action on any program should first adopt a parking.plan and then look into the financing of the plan and then proceed on the various alternatives that would come out from both parking plan and the financial plan. Henry Engen, Community Development Director, then reviewed for the City Council's information and those of the public present, what the County's Plan IV -C consisted of and the developments that were envisioned under that plan from ' Santa Rosa Street to Chorro Street which would develop both sides of Palm Street as a government center. Ned Rogoway, County Planning Director, appeared before the City-Council and explained.that the County Government.intended when they submitted their.various plans, particularly the one called "IV -C" which they envisioned would include the closing of Palm Street from Santa.Rosa Street to Chorro Street, with one and two story office buildings facing Palm Street, with the area behind the..build- ings to be four -level parking structures. He concluded his comment by stating that one year ago, the County Board of Supervisors supported the concept of IV -C, but that upon receiving no support from the City Council, the Board had now dropped that plan and opted to.proceed full- speed.ahead to development on Marsh Street and the County Staff had been so directed. Ned Rogoway continued that as the Council might recall, the so- called Plan IV -C, also included the Bi -Polar Concept of the Juvenile Center and Human Services Facility to be placed on the hospital property on Johnson Avenue; but.now that they were proceeding.with the Marsh Street Plan for Juvenile Center with no alternatives. The City Council discussed with Ned Rogoway the effects.of IV -C on County development, growth, etc. A lengthy discussion was held also on the location of the Juvenile Center, use and type of..structure, possible alternative.sites, etc. On motion of Councilman Jorgensen, seconded by Councilman Dunin, the following resolution was recommended by the Community Development Department and concurred with by Management Team Subcommittee: Resolution No. 3494 (1978 Series), a resolution of the City of San Luis Obispo regarding Master - Planning of County Facilities in the Downtown area. NOW, THEREFORE, THE CITY COUNCIL RESOLVES: (1) To endorse the earlier County- designated Alternate IV -C Concept (Palm Street corridor) for a consolidated governmental center in downtown San Luis Obispo with the human services component either incorporated into an expanded Alternate IV -C Plan or developed on another suitable site. (2) To initiate a program for acquisition of land and development of parking, upgrading of utilities, and circulation improvements to facilitate expansion of County facilities downtown. (3) To request the County to prepare a master plan for expansion of County facilities downtown. (4) To request the County to prepare a master plan for expansion plans and to incorporate these plans into a comprehensive Downtown Specific Plan. (5) To commence budgeting of funds for.fiscal year 1978/79 for land acquisition in the two blocks lying between Palm and Monterey and Osos and Chorro for parking and governmental facilities, the amount of such funding to be.dependent upon tangible expressions of need and support for such facilities. (6) To offer to act as acquisition agent for these lands together with other property determined necessary for the siting of County and other governmental facilities to implement the Downtown Specific Plan. City Council Minutes January 31, 1978 Page 8 (7) To consult with the County in determining the most appropriate location for juvenile hall, with the final choice for site "selection left to the County. Passed and adopted on the following roll call vote: AYES: Councilmen Jorgensen, Dunin, Settle, Petterson.and Mayor Schwartz NOES: None ABSENT: None On motion of Mayor Schwartz, seconded by Councilman Dunin, the City Clerk was directed, in addition to sending.a certified copy of Resolution No. 3494, to the County.Board of Supervisors to inform the Board of the following steps that the Council had taken to implement the provisions of the resolution: 1) Retain appraisers to appraise the properties needed for parking on . Palm Street between Osos and Chorro Street. 2) To meet with County Staff to-investigate what type of Joint - Powers or Joint - Venture Agreements would be needed between both agencies to develop Plan IV -C including: a). Development and construction of County parking and buildings at the corner of Santa Rosa and Monterey Streets on County property and; b) acquisition and development of buildings and parking on Palm Street from Santa Rosa Street to Chorro Streets as outlined in County Plan IV -C. 3) To arrange a meeting with the City's financial . consultant to review and consider the various financing alternatives available to the City to implement the acquisition and development of parking as outlined in Plan IV -C. 4) To cooperate with the County Staff in finding a suitable location within the City for construction of a Juvenile Facility. 5) The B.I.A. was also requested to inform the City Council of the extent of their financial participation in developing parking facilities to serve the downtown area by: a) a decision by the merchants to initiate a parking validation program to support downtown parking; or b) their attitude on expanding the parking assessment district to the same boundaries as the B.I.A. Motion carried, all ayes. 2. On motion of Mayor Schwartz, seconded by Councilman Jorgensen, the following resolution was introduced: Resolution No. 3495.(1978 Series), a resolution of the Council of the City of San Luis Obispo approving the establishment of an emergency communication system to serve the City and the unincorporated area immediately adjacent to the City. Passed and adopted on the following roll call vote: AYES: Councilmen Jorgensen, Dunin, Settle, Petterson and Mayor Schwartz NOES: None ABSENT: None City Council Minutes January 31, 1978 Page 9 There being no further business to come before the City Council, Mayor Schwartz adjourned the Meeting to February 6, 1978, at 12:10 P.M., in the Council Chambers of City Hall. APPROVED: March 21, 1978. �1 . ...... ... .. J Fit trick, City Clerk M I N U T E S . ADJOURNED MEETING OF THE CITY COUNCIL CITY OF SAN LUIS OBISPO. MONDAY, FEBRUARY 6,1978 - 12:10 P.M. HEARING ROOM, CITY HALL, 990 PALM STREET Roll Call Councilmen PRESENT:. Ron Dunin, Jeff Jorgensen, Steve Petterson. and Mayor Kenneth E. Schwartz ABSENT: Allen Settle City Staff PRESENT: J.H. Fitzpatrick, City Clerk; R.D. Miller, Administrative Officer; Dave Romero, Director of Public Services; Henry Engen, Director of Community Development; Wayne Peterson, City Engineer Visitors PRESENT: Clint Milne, County Hydraulics Engineer 1. The City Council held a Study Session to discuss flood control, drainage, and other storm related problems. Councilman Dunin reported to the Council on the studies that he had made dealing with flood and drainage problems in the City. He listed the creeks that he had walked as a member of Zone 9 Board, and a member of the Council, listing the areas that he felt were not corrected and that should be.corrected in order to prevent possible loss of life and damage to private property. He stated that he was not discussing particular items that had happened in the City since December 27, 1977's flood, and heavy rains since then, as he had asked the City Council to set this meeting aside in early December, 1977, for discussion. He concluded his comments stating the City should make some decision on flood control in three basic areas: AREA 1 - The immediate action areas; areas that need minor correction or enlargement to avoid future property damages. He felt this should be in the area of $50,000.00. AREA 2 - He felt the intermediate problems were problems to be corrected in the $200,000.00 to $300,000.00 annual expenditure of funds to correct these-problems. AREA 3 - The long -term improvements to completely flood -proof the City as much as possible in accordance with the Zone 9 Master -Plan for the San Luis Obispo Creek watershed. 12:25 P.M., Councilman Settle arrived at the meeting.