Loading...
HomeMy WebLinkAboutExh A_DT Concept Plan' 1 • ' 1 1 ° • •' 1 1 rDowntown TOWN SAN LUIS OBISPO IS SPECIAL. To preserve, protect and enhance downtown Pedestrian access' and mu ironment San Luis Obispo as: jI a treat sidewalks and other albs as r ial diStric ' p Vl Comae C is a tat } th ].The major commercial andbusiness center urbanized arks P i' awide vane of rods andservices offering ring variety g axis' streets providing trees b.improve hag Y ig utg , v rn- re 'on o e 1. the focus of local and a1 � g �y, },, ,,7},,,, {-, 2' The historic center of the City and the benches and other furniture, lighting and ment' it is the center of our cultural al actfvfOle.S' and County; improved sidewalks (street sidewalks will l 3. The seat ofCounty 9... rumors; remain theprimarypedestrianroubso. . festivals' it is a lace where eo le o to en o enter- 4. The primary cultural and entertainment c. open up newpedestrian access routes in p p p g Jy s 5.Amcenter of the County; the middle of blocks (primarily between tainment anmusic; rHVMarsh and Higuera Streets and in the blocks �7�7�{Sd i7 it is the �y,e commua or destination rent far tourists and J ti adjacent to the Government Center). +,, 6. The major congregationescenter-an enjoy - nresidents were asked f vorite men ' lace. Who1 sanLins ad.extend pedestrian access along p P able place to meet others, to celebrate, and to Creek with minimal interference to riparian in a 1988 survey to name their favorite part of the participate in festivities. habitat. City, the most common response by far was the I ° e. maintain and enhance safetyfrom crime; • • design improvements with appropriate lighting, and other public safe features t-,, Mission 7� visibility p ty downtown and Mission Plaza. 1. Provide a physical freconomic health and retains and strengthens the economichealthand makes f. provide directory signs for pedestrians. The succe ss of the downtown is a fragile thing;if provision for reasonable future growth in the T pyf.[tlian. downtown area. 2. Give pedestrianspriori" the downtown; a. develop a combination parking, trolley and l natant ante P not nurtured it will like be oat Co n �7 �7lgl� 7 rm al structure near the County `7 ' mob" bus irate od encourage walking making downtown � y,, coin lex ongoing experimentation and visionary leadership LLp 3varied rand Teetsexciting andpedestrian place st is government P `t' b.miniaiize vehicle congestion in the downtown }y, �,l 3. Treat streets andpedestrian ways as are necessary to keepthe the downtown vital. urbanized arks. core by locating parking facilities at the core's `"`� P along key streets enter the city 4. Improve downtown circulation b emphasizing periphery ra y tY �� it t ,j ty, C C P Y P rag and sp rencouragingatiouse of alternative modes of VV.IIaL L these thoughts 7 �'�"ltS m mind, the City Council alternative routes for through traffic that do not transportation "�` ` P pass through the core area. c. extend and encourage the use of the if the asked a group of local design 77 professionals b` N i'J"y S. Provide parking structures at strategic points rh stem ,,7 {,,.,., }(�(� p a - on the periphery that are within easy walking to eysy would volunteer their time e o develop a p `ysic l distance of major activity areas. d.prordde more facilities to encourage and „ 1 J � enhance the use of tricycles plan . a long range vision for the downtown and a 6. Encourage reduction of surface parking N "b `'""b within the core area to allowinSll of commercial e. respect theexisting street pattern but public guide for both 7.�be and private investment toward and mixed use functions. ,j close selected streets to enhance pedestrian character without being detrimental to p 7.Improve access betweenthe downtowncore realization of the vision. P by: L permit traffic and peripheral areas The 7 '�7 {-�,, }, �y, a Public Transit: locate routes and. stops downtown et streets nued auto curse bsfo s 11e tan and Muslilations on the reverse side of strategically throughout the downtown area; downtownstreets and me curbs for short p create ark and ride o tions�s ecial for term parking. this sheet are the result of over 15 months of effort P P P downtown employees; continue the concept g. provide better signage to direct visitors to of the free trolley for core area circulation. downtown, especiallyfrom the highway. involving a design committee, a larger review com- b. Private Autos: increase parking spaces Corte . character: mitt}-,, ��,(' I available to the public at strategic locations; a cet�m a ark ee, city.sta and others. It is intended to work m provide parking structures at critical inter- a. open up the creeks more to visual and sections of major routes into the core area, physical access. Provide areas along the creeks harmon with other plans and documents ppartieu- and direct thorn h traffic around the y N f N g For public access and active recreation; and larlyt e General Flare. downtown. b. provide orestree sual access only. the lTG C41 1 c. Service Vehicles: regulate times, and b.provide more street trees all �7,, Pl„ i ('ton(rie t �1 are is m}„ndei,j provide incentives to minimize conflicts C. preserve, in general, the. existing building Most of all, Ll e 1 Lys cal V p 1 to d between service vehicles (deliveries) and pedestrians, autos and public transit. height patterns of two and three stories; identify to showwhat our downtown can be and to set in opportunities for Maher buildings a 7 8. Preserve and augment thevisual mixture, architectural accents, define where upper motiol }}'l diversity and interest of the downtown while story setbacks shouldbe required. n P mean make vision a rPLLll J' retaining the traditional character of the existing structures. Encourage rehabilitation and adaptive Heritage Park reuse. Protect significant historical buildings. a utilize the block surrounded by Marsh, a 1 ., ° t 9..Enhance San Luis Creek as a visual and Nipomo, .Bittern and Carmel Streets as a. biological resource for public enjoyment and "Heritage Park"for location of historic he precise boundaries ofdowntown are not easel drawn. A clear wildlife. habitat. buildings of modest scale that can be p Y modified for commercial uses 1 . Create opportunities fords additional one or OC Streets PP dhow Higuera and MontereyS T ommereial ore has evolved c cg gu Which, along with the City Hall and the County Government Center, defines two "anchor" retail stores. Anchors may consist of bur dings, historic or to bemove from a single department store oracomplex of small buildings; ifthey need to be movedfromother what most people call "downtown". But as One moves away from this Core, stores. areas of the City, for rehabilitation and transiti0n areas of malty kinds appear: law Offices in older houses and in 11. Provide and maintain a quality environment reuse in a compatible environment new buildings above Santa Rosa; retailing in a less compact form on. which will keep office and retail establishments c. provide a core pedestrian way and a Higuera and Marsh below Nipomo; offices aloe Pacific Street' residences in the core area and attract smaller independent parking area to serve the Heritage Park. p g in old Town, and between Palm Street and the freeway. All of these affect, business. Core area mixed uses12. Encourage the County to meet its wines a. promote mixed use in the core area; whole the .and are affected by the downtown. 12. needs inthe vicinity of the existing - fist floor income locations should be reserved Government Center. For purposes of this study, downtown is defined as the area illustrated County for commercial rases; upper levels may have oil the ma . 13. Expand cultural, recreational and entertain- housing, offices, dining, galleries and open P mewl facilities in the downtown. spaces This includes the traditional "core",roughly bounded by Santa Rosa, 11 Preserve residential uses on the periphery of h. encourage the additionofmore housing Palm, Nipomo and Marsh, as well as areas Where dOWntOWn-type activities' the downtown and encourage more residential downtown mapper stories over commercial might extend in the future: above Santa Rosa, between Monterey and the sor upper storied of commercial buildings in and parking structures. �`"&` y the core area. Marsh, as far as Johnson; and below Nipomo toward the Marsh/Higuera 15.Provide harmonious tranaffionsbetween core L'"ter°ays to the downtozm freeway interchange. Expansi0n Of the downtown laterally -beyond area functions and neighbors on the edges. a. provide an entry arch or other gateway feature Pacific Street or Palm Street -was not considered likely Or desirable. Encourage clear transitions between land uses on lower Marsh Street or near freeway off ramp zone boundaries at the interior of blocks b. intensify touristfacilities rage a e a and Marsh dY rIl residential and should be protected and main- Theseareasare rime p r than dhow opposing street fronts es. primarilyrather t o area and. provide a g PP ub g StreeV101 interchange a e g tallied as such. 16:Accent the entries and gateways to the taun stinumaationcenteron Ime marsh downtown. Street c. permit commercial intensification east of - Santa Rosa alongwith a mix of housing and commercialfacilities. :y •%''„ t -� park -like t- adjacent to the d.create a ark e set ting tog J i' P i southwest of the Hu ue t, i e creek, -�- v ,{ ,�r,x� h �� _ .' .-: - intersection. K ''` HA Y• \ ll ram__ V to,, a ., � li F k �j qt" t Z ( �j4k,� '. f I fig{ v 1' `, ilF n r ,\ �10 m _ - , .. PublieProjects Guidelines & Standards for'lzvate Develot This sectioniinstratesthe intent mtheplan for specific areas in more detail. This is done through descriptions of public projects, and guidelines and standards for private development. For purposes of this plan, a guideline is a recommendation to achieve a part of the down- town plan design concept and should be considered in the usual development develo review process. rd is intended as a requirementfor A stanch new development, to be incorporated into the zoning ordinance or General Planfor that area. Redevelop Public Projects p the Court Street parking lot site with a mixed use building and public park/plaza. Open the creek on this block, to the extent possible. Redesign Morro between Monterey and Higuera to create a more pedestrian - oriented character, but continue to allowwhicles. Consider angled parking or elimination of parking. Redevelop Rose Alley into a "mind-park"with the cooperation of adjacent property owners. Narrow Marsh Street to reduce the width of the travel lanes; provide bulb -outs at corners and other appropriate locations. On the block bounded by Cars, Marsh, Morro and Higuera, develop a multi -level parking structure, located in the center of the block. This structure could also accommodate residences above. Expand the existing parking structure on Chown between Marsh and Pacific; north along Pacific, behind the Post Office. Gmdelines: Include pedestrian paths, either outdoor or through buildings, from Rose Alley to Higuera; include public open spaces in any redevelopment in the block bounded by Does, Marsh, Morro and Monterey. Public Projects: Amalfilevelparking structure should be located on Nipomo, between March and Pacif ewith ingress from Marsh. The existing bungalow buildings on Marsh should be preserved, although avehicular access m and/or out of the structure maybe created between them or next tothem. Narrow Marsh Street to reduce the width of the travel lanes; provide bulb -outs and special paving to enhance pedestrian crossings. Standards: Commercialdownprommebould be located at the pedestrian level, extending to the back of sidewalk. on Marsh Street. Encourage infill of surface parking lots with retail, service or park space land uses. Guidelines: Interiorwalkways and plazas should be encouraged. Higher density residen- tial should be encouraged on upper stories, oriented primarily to the interior plazas. Public Projects: Mission Plaza should be extended along the creek on both sides from Broad to Nipomo.. The corner of Nipomo and Higuera should be redeveloped into arotation - tion of commercial uses and a parklikeentrance to the Mission Plaza extension. Properties on Broad and Monterey should be acquired to allow newcultural facilities. Broad and Monterey ma should be abandoned Streets, as shown on p, and converted into pedestrian ways as extensions of Mission Plaza. Limitedvehicular access should be allowed (e.g.: emergency access, trolleys, and access for private parties as maybe required under various agreements with same). Alow scale parking structure should be located as shown on the map. It should not be more than 25 feet tall on the Monterey Street side. The Art Center should be expanded across Broad to t hog he existing surface lot. The Little Theater should be located near the corner of and Monterey, The Historical Museum Nipomo Y should be expanded to the north andwest. The existing house at the corner of Palm and Broad, and theHayes/Lattimer Adobe on Monterey s P should be reserved as historic treasures. Should private use cease they Y should be aired and integrated acquired irate ated into the Cilys cultural resources. A Chhdren's Museum should be incorporated into the Monterey Street frontage of the parking structure. Fountains or water features ahmildbe included; another public amphitheater should be located on the north side of the creek, west of Broad Street. Standards: The commercial frontage along Higuera Street shouldbe maintained and opened to creekside where feasible. Commercialor office uses should be located between the proposed parking structure and Nipomo. High density residential should be located on Palm, east of the structure. Existing historic structures along Monterey Street, identified in the Historic Resource Program, should be maintained and readapted to accommodate new cultural facilities where feasible and desirable. Relocation or demolition should be considered onlywhen it can be demonstrated to the satisfaction of the City Council that adaptive reuse of existing structures. is not economical, nor functional, nor consistent with the goals of the Mission Plaza extension. Guidelines: Connections to Higuera Street should be encouraged in remodels or new build- ings located between that street and the creek. Public Projects: Garden Street should be converted into a one-way street with angled parking (one way, Marsh to Higuera). Gm p Guidelines. Commercialdervelo meat at the pedestrian level, built to the sidewalk should be required in this area. The and portion of each block shouldbe used for public walkways and small plazas, with landscaping and seating. uses should be encouraged Residentialuuaged on upper stories, oriented away from the street h mid blockwalkwa frontages and toward the ys and plazas. Where possible, connections to Ingram and Marsh should be: encouraged between the interior plazas and paths, whenever buildings are upgraded or replaced. Public Projects: Awalkwayshouldbe provided through the middle of this area, 1 Palm and Monterey, connecting the parallel to P y ug library area to the Sauer Adobe and the mission. from this axis. toward Pathways Palm and Monterey should be provided. Morro Street maybe closed to allow a large, multi me building facing Palm Street. The street level frontage of said building should be devoted primarily to retail; offices orretail may be above. Set back from the street and on upper levels, residences should be included. These residences should orient toward, and have access to, the central walkway described above. Parking should also be provided in this building, taking advantage of the sloping terrain to aceran modate multi levels. Existing surface lots exiting to Monterey should be filled in with new retail; housing maybe provided above; paths should be provided linking Monterey to the centralwalkway. Other open spaces shouldbe provided in the interior of the block. The historic. adobe shouldbe acquired and used for cultural purposes. Standards/Guidelines: New development should coordinate with and help implement the plan described above. - Public Projects: The old library site, owned by the City, shouldbe reserved fir City Hall expansion. The expanded City hall moraldbe setback along most of Palm Street toallow open spaces and pedestrian areas. A strong pedestrian ImIL should be made across Palm at mid block to connect to the library parking structure and offices. Onsiteparking for everydaywhicles may be permitted, but access should not be from Palm directly. Standards/Guidelinm Not applicable. PablicProjects: The County Government Center should be expanded in this area. Options for County office expansion in this area should be pursued in this priority: • Amulti-level addition to the old court house, in conjunction with its seismic rehabilitation. The middle of said addition could be as tall as six stories.. • A new building across Monterey Street at the site of the existing county parking facility and extending to the corner of Monterey and Santa Rosa Anew building to replace the Sperry building. The county should be encouraged to devote portions of the ground floor areas facing Monterey, Osos and Higuera to commercialuses. Thiswouldprovide the county with some income as well as retaining the pedestrian interest and vitality of these streets. • With each option discussed above, the county should also consider expansion of the existing courts toward Santa Rosa, above the first level. ]fthe Sperryholding is not used for new offices, retail (at least on the diet floor) should be maintained. Open spaces should be provided in the form or landscaped areas should be of courtyards P Provided with new offices. Pedestrianco nnections should be made between the existing county complex and any new one that is built. If this includes a cross Monterey Street connection, a bridge over the street should be considered. Monterey Street between Santa Rosa and Osos to be treated to serve as a public gathering space with streets subject to occasional closure. A median should be developed in Palm Street and in Santa Rosa. Standards: The Fremont Theater should be preserved and used as a commercial and/or community theater. ffll�i� Public Projects: A new transit center should be located at Santa Rosabetween Monterey and Higuera; this center should include a multi level parking structure. The center and parking structure should have strong pedestrian criterion rag p terns to any county offices located across Santa Rosa. Higuera and Marsh should be convertedto two-way streets in this area. The new transit center maybe a good location for other service commercial uses such m afuel i station. The intersection ofHrguera and Toro should mark the end of downtown in this area. Higuera should be closed beyond this point to Johnson, with aterminal feature such as a fountain or public art. Guidelines: Commercial uses should be encouraged along Higuam to its terminus. Beyond Toro Street, residential uses are explcitly encouraged, either at grade or above office or retail. The Johnson Street frontage should retain older homes m office uses. Higher density residential uses maybe behind the officalretail uses, buffered from the street. Public Projects: Obtain the corner of Marsh and Santa Rosa for apark along the creek; extend public walkway$ along the creek from Higuera northward. Standards: Open the creek wherever possible and include public seating and viewing areas. Provide a public easement along the creek. Guidelines: Incorporate residential uses along the creek in redevelopment between Higuera and Marsh. j Public Projects: A Heritage Park with a central promenadelservice road should be created in the blocks surrounded by Higuera, Biplane. Property Carmel, Marsh and Nipo p rtY fronting on Carmel, between Higuera and Marsh, east of the gas station property, should be acquired and used for a parking structure. The central promenade itselfshould not be more than about 12 feet wide, lined with trees and decorative lighting. From the promenade to the rear of the surrounding buildings should be lawns and gardens. Benches should be provided. Apedestrian connection, online with the Jack House, should extend to Higuera; a prominent street crossing should be provided to connect to the creek path system -and on to the historic Dana Street Adobe. provided near the A special feature should be p southern end of the promenade, illustrated here as a circular garden. This would be a good location for public art and/ora gazebo. Asecond pedestrian connection to Higuera should be provided in this vicinity; again to help link to the creek system. stem. P The structure should be in scale with the buildings surrounding Heritage Park across Carmel. The parking structure facing Carmel should be designed with generous landscaped setbacks along Marsh and Higuera, and on the side facing the freeway. Good pedestrian links to the Heritage Park should be established, as should links to the visitor uses across Marsh and Nations. Marsh Street should be narrowed to reduce the width of the travel lanes. Standards: Asacondition ofnew develop- ment, property dedication should be required for all lots in the block bound by Nipomo, Marsh, Carmel and Higuera streets, in order to create a red block pedestrian right -of --way and a terminus parkasillustrated. Historicallywhiablobuilrlings in this area should continue be be used, or be preserved and re -used. Other structures of historical or aesthetic value which are jeopardized in other areas maybe moved to this Heritage Park. New buildings maybe permitted but should beinscale and character with the older buildings. Guidelines: Appropriate r oate uses would include o rod service offices visitor accommodations shops and private residences. Mixed uses in one building should be acceptable. Alimited amount of onshe parking maybe this area but ar lots should not crmittedmt s P puking T 1 spaces. The intent is to be larger than about Q g P allow a small amount of parking for the conve- nience of employees, residents or customers of some businesses, but not develop large lots that would adversely affect the park -like character. One larger surface lot should be provided inthe center of the block to serve customers and Jack :House visitors. Public Projects: Pedestrian paths should be created along the creek; strong pedestrian street crossings, including changes in paving materials should be created between this subarea and the Heritage Park, and the northeast corner of Nipomo and Monterey, near where the parking structure is proposed. Abridge across the creek to Dana Street to connect the Dana Street Adobe should be included. Standards: The Creamery site should be redeveloped to include a walkway on an axis between a Higuera Street crossing to the Jack of Ni omo and . Montere House and to the cornerp y Higuera Street and Nipomo hostages should have commercial uses at the fast floor. Commercial uses should orient not only toward the streets, but also toward all the pedestrian ways, including i path. H' densityresidential. uses the creeks de p ugh should be required in the area shown on the map. Guidelines: Parking for the residences should be provided ousite, in the commercial and/or residential buildings.. Residential should be number of smaller buildings, broken down into a with small plazas and walkways between.. Public Projects: Street crossings shouldbe created on Higuera to connect this area to the parking. structure in Area 10 (see above). These should involve changes to the paving materials. The creek in this area should be protected and rehabilitated, with public paths along the southemside. _ Standards: This area should be devoted to tourist serving commercial uses, especially motels. Generous landscaping along Higuera should be required as well as significant setbacks bank. Pedestrian pulls should be from the creek be- provided to and along the creek and to the parking structure on Carmel. Guidelines: The motels should include drop- off features on Higuera Street as suggested on the map. The development should be not more than three stories in height and broken down into smaller buildings rather than one or a few massive buildings. Patios, paths, and similar features should take advantage of proximity to the creek. Public Projects: This area should become a landscaped entry into the downtown. A right- turn only lane onto Higuera from the offramps, should be created defined by a landscaped island. The properties at this corner should he acquired and converted into public open space. Apath parallel to the creek should be estab- lished intills area. The creek itself should be protected and enhanced. The corner maybe used as a public park; seating shouldbe integrated into the landscaping and pathway network. Shelter from noise, such as berms or walls, may be appropriate. Standards/Gaidelines: Not applicable. Public Projects: The corner of Marsh. and _ Higuera should be heavily landscaped to reinforce the entry character of this area. Portions of Archer Street and the existing ends of Pacific and Walker should be abandoned; these should be realigned as shown on the map. Archer between Pacific and Marsh should be abandoned and used fora surface parking lot. An entry arch or other gateway feature should be provided on Marsh in the vicinity of the Carmel intersection. A tourist information facility should be located at the southwest corner of Carmel and Marsh. Standards: The area along Marsh should be dedicated to tourist commercial uses, especially motels, at least as far east as the existing "Mid - Town Motel" site. Higher density residential should he retained along Pacific Street from Beath to Carmel. Guidelines: Asmall parking lotmaybe established between the realigned Walker and Pacifiestreets. Higher densityresidential may be permitted elsewhere in this area, except at the street level on Marsh or Higuera Streets. The motel uses shouldP Incorporate generous landsca ping among buildings which are not more than three stories tallMotel units should not be located in single massive buildings, but in a number of smaller ones linked with covered. paths and Pieces. Standards: Commercial uses should face Marsh residences should be located on the Pacific Street side of the block. Guidelines: The center oftheblock maybe used for a parking lot which can serve the commercial and perhaps the residential uses. Pedestrian links to Marsh and Nipomo should be provided from this parking lot. Access to the lot maybe on Marchand Pacffic. Commercialuseson Marsh should generally abut the back of sidewalk. MiddleTerm (3-1OYearsl _ ZongTerm(7-15Years) Short Term (1-5 Years) 1. Develop a financial program for 13. Expand City Hall; raze city structures on 27. Convert surface lot (see #18 above) to a Implementation including. Movie between Palm and Monterey. low scale multi- level parking structure. a Aproperty acquisition fund in the 14.Construct mixed use structure facin Palm g buffer between Install landscape P ire andH es/Hattimer Adobe. strict ay C.I.P., from Palm Theater to Library. Structure to b. An incentive. Program to stimulate consist ofmulti-level parking, office and - 28. Construct. a parking structure on private development. commercial retail space, housing urdis Carmel between Marsh and Higuera. 2. Plan and develop Transit Center with Pr serve/obtain and open accesses to e Pedestrian accesses to Osos, Chorro 29. Re-route Walker, Archer and Pacific. coup assistance. edinitiated 1996). (� ) and Monterey (2-3). 30. Develops new park at corner of Marsh. Add landscaped medians on Santa Rosa Convert parking lots facing Monterey into and Santa Rosa and along San Luis Creek between Mill and Marsh. ground floor commercial but from Santa Rosa to Toro. (Acquire easements ¢long creek; 1095M¢rsh). (Acquire Transit Cooke site) accesstouses, provide attractive public access to 3. Consolidate City standards for paving and Monterey Street 31. Complete Mission Plaza Extension, street furniture -lights, benches, (Abandon ManufiozePalm toMonterey, Phase 3: Close Monterey from Broad to planters,signing,etc. acquire all properh&fo�n9Polm to Nipomo. 4. Identify places suitable for public art in middle. of Palm- Monterey block; lease or mSite additional cultural and rec- downtown. sellpublicparkneg lots exiling onto reational elements, Monterey fix, cornmercivl use). b. Complete integrating landscape 5. Complete Mission adfroPlaza m Palm to Phase l: Close Broad from Palm to 15.Upon completion of#14, constivetwmmer- elements. Monterey, and from Nippersonarkin to Broad. teal retail (or mixed use) parking lot 6 (Acquire 667Monterey, 679Monlerey, Clear and landscape accordingly. bounded by Monterey, osos, iliguera and Privateporking lot). (Acquire 97513roadShvet). Court" Streets. No on site parking to be permitted. Open San Luis Creek.(Lease or 32. Expand the parking structure on Choice 6. Redesign Garden Street for one-way sellszte as most advantageous to City). and Marsh to Morro, behind the Post traffic; install related improvements 16. Complete Mission Plaza Extension, Office. (Purchase, lease, orobtain a park- ing easementfoPocrfic side of Post dice,' 7. Build a downtown archway entry feature Phase 2: Close Broad from Higuera to 870Paenfte).(Pctliar initiated1996). on Marsh. Monterey 33. Narrow Marsh Street to reduce the width 8. Repave pedestrian crossings, and provide a Expand Historical Museum (with of the travel lanes. bulb -outs and similar features as sug- County and Historical Society assistance). ' Re -use the Sauer Adobe for cultural gested in plan; start with core area and b. Expand Art Center; bridge across Broad. • Purposes. (Purchase the historic adobe). proceed with two or three projects per .(Acquire 664Monterey, 658Monterey, war. (Monk Street done in 1995). 10102313mad). 9. Redesign Monterey between Santa Rosa 17. Coordinate with the Little Theater in siting and Osos for temporaryclosures and civic new theater at Monterey andNipomo. functions; coordinate project with County ' are 18.Emar lot 914 (between Monterey g par" Government Center expansion. and Palm near Nipomo) to serve expanded 10.Extend pedestrian path system along Museum, Art Center, little Theater, and creek west of Nipomo. (Acquire easements Mission Plaza. (Acquire 614 Monterey, - along creek in this area). 633Pohn, &orhalfof960-972Alto ouo). (Property acquired 1995). 11. Constant surface parking lot Marsh and Higuera to servee Jack House 19. Develop park amenities in Heritage Park. and Heritage Park. (Acquire easements on norofproperlies fronting Marsh or Higuera, fromMipomo 12.Restore Dana Street Adobe. Construct to Carmel) pedestrian bridge over creek and connect adobe with pathway to creek walk and 20. Convert parking lot #2(Broad and Marsh) Jack House.(Acquve easemzntsfor bridge to ground floor commercial retail use. and pathway) (Lease orsell site as most advantageous to the City). 21. Convert parking lot 910 (Higuera and Nipomo) to ground floor commercial retail use. (Lease orsell site as most advanta- geous to the City). 22..Const[uct sparking structure on Nigerian between Marsh and Pacific. (Acquire - existing surface parking lots on Nipomo between Marsh and Pacific). 23. Abandon Higuera between Toro and Johnson and develop visual soundly as terminus. 24. Develop landscaped entry in the vicinity of Marsh/Sama Rosa intersection. - 95. Convert Morro between. Monterey and Higuera into a more pedestrian -oriented street, but still allow vehicles. 26. Install a landscaped median on Palm. between Coos and Santa Rosa. TheHenbueParallows old buildings o bepnenned and reused Here they line the public path which runsmuLblock amid gardens. L_ F A ' The City's General Plan provides the framework for the downtown physical plan. Land uses envisioned in the physical plan e, ondw close] to the designations for correspond wry y rag downtown. in the Land Use Element LUE In. many instances, the physical plan is more specific in its recommendations. Besides the Land Use Map, the General Plan includes various policies that relate directly to downtown. Again, the physical plan conforms with all of these. The General Plan is currently being updated. As of this writing, a draft map and policies have been prepared By the Planning Commission - The draft map does not significantly change the current one with respect to downtown land uses, although it does update some of the present con- ditions facilities. The physical aitions regarding public P Ys plan also cleady matches the draft LUE map. In some instances, changes to the LUE map i specificity m be suggested to increase is p ty may gig y the physical plan. For example, high density reside specifically residential is s ecificall called out for an area on the south side of San Luis Creek, across from Dana Street. The current and draft LUE maps designate this site for general commercial - which also allows residences. A change in the map to make it available exclusively for residential might be clearer. Another example of increased specificity is in the area near the ra intersection. The h ical lan Marsh-Higue p ys p recommends that tourist commercial uses be located here. The existing and draft LUE maps designate. this for general commercial. Again, this designation allows the full range of tourist commercial uses, but a change to a tourist commercial designation would make it clearer that those kinds of uses are explicitly desired there. The draft LUE text includes several new policies related to downtown. In all respects, the physical plan would meet these new policies. See section V-B for further discussions. In November,.1990, the City Council appointed a downtown physical plan "design committee" composed of Charles Protect, Rod Levin, Andrew Merriam, Pierre Rademaker and Ken Schwartz. These design professionals met weekly for over one year to work on the physical plan. Stausupportwas provided by,lohn Dunn, CityAdmudstrative Officer, and Arnold Jonas, Community Development Director, although numerous city staff representing every depart- ment participated at some time in the process. Consulting support was provided by Crawford,. Multari & Starr. A "review committee"was also formed consisting of people who represented various city commissions or community organizations interested in or affected by downtown planning. About every three months, the review committee met withthe design committee to go over the work to date. In the early sessions, the review committee was broken downinto small groups and asked to draw solutions to specific planning problems. The design committee would then take the ideas and integrate them into a concept for a specific area. At later meetings, the review committee commented on and critiqued the developing plan. The design wmmitteecontinued to refine the concepts based on feedback from the review committee. CharrP�es to meet new needs &ideas The physical plan is not a static document. It is a concept of how downtown should look and function in the future, from fi days vantage. There maybe future changes in economics, trans- portation technology, retailing, and community tastes, among many other variables, which may aff ect t the vision of the downtown ever time. Thus,constant J nftmoo u' regular reviews and 8 changes to adjust to new ideas most occur to keep the plancurrent. Furthermore, experimentation shouldbe encouraged downtown; the downtown must remain dynamic and exciting. )?FTWP,5NffAL R-€_SIIWNTIAl- PMKt/ swmE° a I6 a Pablic inveshnenf: attasing and pdT iftLes Community investment in the downtown must continue. The adjacent tarAe recommends priorities for city acquisitions and public projects, subject to availability of funds. The acquisitions and projects are divided into three categories: those which should be undertaken in the near term; those that should be pursued in the midterm and those when are long term. The priority is not intended to be strict; if opportune- ties arise which make mid or long term projects rojects ripe, theymouldbe pursued. Thegoalisto achieve all of them. The relative order and time frame is intended only as a general guide for directing efforts and to help focus the. use of limited public resources. The Capital Improvement Plan should provide a fand for property acquisitions. The following property acquisition principles should prevail: n. don the physical 1. An vacant lot designated Y g Ph plan for a government or cultural use should be acquired whenever it is available on the market, or earlier if a public project needs to be executed. 2. Any use winch is proposed lobe converted to a new use which alters the physical structure and/or which is significantly different from in the physical plan, should be acquired that phys p q when such structural alteration is proposed. If timely acquisition does not occur, key properties may be lost. In order for the city to have the capability to act when opportunities arise, an acquisitions fund should be set up. Afttion Otalulaarls &Guidelines Standards should be incorporated in the General Plan and then referenced in the zoning ordinance and other implementing documents. Thereafter, when staff, advisory commissions or the City Council review proposed projects, both private and public, these standards shall apply just like any other zoning ordinance requirement. Guidelines should also be included in the General Plan; and be considered by staff, advisory commissions and the City Council when reviewing private projects. A separate handout, which cross references plan concepts with specific sections of implementing documents, shall also he available for property owners and other interested parties. Szr`mested Courtly Projects The countymould be encouraged to undertake certain important developments: 1. Participation with the cityin the construe- tion of a transit center and associated parking on Santa Rosa between Monterey and Higuera. 2. Government center expansion. The recommended priority among office expansion options is the following: m A newbuili ing across Monterey Street at the site of the existing county parking facility and extending to the corner of Monterey and Santa Rosa. b. Amulti-level adaim nto the old court house, in conjunction with its seismic rehabilitation. The middle section could be as tall as six stories. c. Anewbuildingto replace the Sperry building. With each option discussed above, the county shouldalso consider expansion of the existing courts toward Santa Rosa, above the first level. 3. Expansion of the County Historical Museum. Immntive�merame The city should establish incentive programs _ to encourage private developers to implement the guidelines 'These may include densityor intensitybonuses, redeffrom fees and/or use of city property e..: surface standards permit P ie g parking lots and comet reviewe expediting. p lung ) P xP ling. Creation ofa n°r mfiit The City should encourage the formation of a non-profit foundation whose purpose would be to support the downto wn and to help implement the physical plan. tan. This foundationwould be able to accept gifts and donations, raise money and build community support for downtown projects. P455/bfNr7AJ- ...a 0-5-/GE crosssectinn res:derwes orient toward the center ofi block looking down on a public posse. Mwe between Monterey and Higuera ean take on a more pedestrian character, but cars will still be allowed I LEGEND NRV 1) O�A Is, Fr iLeI"i;k Y" pi� A Aff 1-4 11 Reswentw High-densily Immumv Seem RAM f MEN A&7 MM V" V Sm R mis. Cultaralfflistorical Ifts- -All Tounst�Comercial Potential Parking I Structure Sites Perspecuw View■ 'Val 49 1 441 r AL.. W, v Ilk Fri- 313 47� "Ir I 'a 911, F pp 74 AAJ oop �46,e r L ge- 407 eu 21 FF Is j�- *4�mlp.� p In AWAI arm t^ ILA lat I RIM PHYSICAL CONCEPT' PLV\ DF,si(,III: / COMNIFITEE 12 7 , Wij