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.